And they execute their investment strategy/model (develop, resell, hold, etc.) effectively to generate a return and/or equity and make a living.

Depending on how much time you have to commit to real estate (or want to considering your dollar per hour is probably better spent in dentistry) you may want to consider becoming in LP in a real estate syndication deal.

That's what the commission is for...It does seem like their communication is top notch - I've spoken to a few people from REI and they seem to have a decent business model.

It may cash flow for a year or 2 but once things start breaking or something goes south with a tenant or it sits vacant for a few months, all of that previous "cash flow" is wiped out.The business model is a high CapEx / low cash flow business model relative to the value of the assets.Rentals are a great long-term wealth-building vehicle (appreciation, loan pay down, tax benefits, etc).Don’t rely on them to pay for your groceries.Sounds like you have a lot of experience in negative CF, and not in positive CF. 

Quote from @James Jones: Quote from @Mitch Conrad: There are models where you rent to an operator but that wasn't for us. 

We created a model for our investors that show AAR/IRR/EM but also what that does to your capital in $ terms. 

You can get all the networking you desire locally (REIA's) and at your local Church (Men's groups).Quite a business model though...if they have 1000+ members paying $700/mo...well, you do the math!

Thanks as always.RL Local PM here, we develop and have a wide portfolio, happy to model a cashflow analysis and if possible, find ways to increase your properties income.

Once we acquire the last 2 properties we will shift from acquisition to debt paydown.It sounds like you have a model that’s working good for you. 

Have you modeled the deal conservatively and fully understand the downside risks.