@Adam Rudolph: Yes, the cycle that started in 2009 is getting long in the tooth, but deals do show up. 

We are currently finishing up the loan process and then possibly starting the a heloc process so trying to take baby steps.

I do, too. The

Young professionals, baby boomers, and residents who "treat my properties like a HOME" When you start with the end in mind you end up with a portfolio full of properties that will attract your IDEAL resident.

With that said, I feel like I have two solid guys on the line who are both very competitive and both of course want my business.One individual I have worked with before and have sent many referrals too; the other I have not worked with but was referenced to by someone I trust.

My wife and I are looking for our 1st home nothing too expensive we don't want to be house poor we've read the book on 1st times home buyers from the bigger pockets forums and we have learned a lot Although we do have money saved we have a baby on the way and we are considering using a down payment assistance program so we don't use up all of our savings Is this a good idea for the current market ?

Baby steps!

They put a picture up of themselves, they show before and after pics of houses they flipped, they show their wife, girlfriend, husband, their 1 year old baby, their dog.. and they go all out.Again.. all wrong.Trying too hard to show others you are credible does the opposite!

And last but not least, a fair profit for having done everything, taken it from the wreck it is today too the final done deal, you said $15k. 

The really good looking ones, (those will tell you screw mentors... for wholesaling), and the not-so-goodlooking ones, smell a little funny, bad teeth and are mean to baby kitties, that will tell you to look for a mentor.See... looking for a mentor or not doesn't depend on the niche you are trying to get into... unless you want to become a doctor .. or a licenced engineer or some lame profession like that.See you needing a mentor or not depends on YOU!