Some sell everything and ride off into the sunset, others prepare a trust and train the next generation to take the helm.

They are also ensuring the staff is fully trained on how to disallow cost segregation for those that haven't been careful and conservative in their analysis.

I like this train of thought and think you should aim for option 3: conventional loan + lower downpayment (perhaps even lower than 10%).

But not sure the solution which is to provide me teaching/training on how to get off market deals is something I can’t learn without a mentor.

These are professionals with additional training and a stricter code of ethics.

@Sean Gallagher not a sales pitch, but this is what we provide for investors in Metro Detroit:)Understand that if you hire the latest & greatest PMC, many grow using poorly trained VA's. - Your portfolio will suffer:(You want a PMC that has great systems in place, including a great portal where you can keep tabs on eveything.You will also need to manage your PMC on a regular basis.

Not many landlords buy their rentals this way. although with all the guru training many are trying and we will see how it all works out.it takes sales skill to talk people into deeding you their home.. this is a highly charged emotional situation..

These are professionals with additional training and a stricter code of ethics.

Because with an HOA in tow that means your not doing it alone, you have active "partners" who will be taking care of a slew of things so think of it like training wheels. 

Only criminal charges will stop that train.