You can hear real-world examples of how others have built their investment portfolio and (hopefully) learn to avoid their mistakes.4.

Sorry to burst your bubble, Mike, ain't so.As it stands right now, depreciation is not optional.Now, if you never sell but instead do 1031 exchanges and ultimately leave your properties to your heirs - then you avoid the recapture.

Personally I like the personal finance aspect of investing and I feel more in tune with my business doing the books myself. 

Pre-foreclosure - homeowners are desperate to avoid foreclosure and they quitclaim deed the title to some XYZ organization , person, or to a lawyer that specializes in foreclosure defense.

@Phil Petite Forming an LLC in Tennessee is recommended if your rental properties are located there, as it simplifies legal compliance, avoids the need to register as a foreign LLC, and aligns the LLC with Tennessee's laws for property management and tenant disputes.

That pain could take the form of working long hours, putting other aspects of your life aside for business, or uprooting your entire life for a short period to escape the rat race.

Lots of questions: Which neighborhoods should be avoided? 

@Polat Caglayan we can answer all your questions, yet you avoid setting an appointment with us.Very interesting approach you choose...

My ultimate goal is to build a portfolio of cash-flowing properties to achieve financial freedom.I’m currently seeking mentors who can guide me through this journey and help me avoid common pitfalls.

To me, you'll get a similar (if not slightly better) rate than hard money and you'll also avoid paying points for the hard money.