In the D/F I have pretty much just heard horror stories of the properties going negative except for a select few operators who often have their own management company and really know how to operate profitably. 

As painful as this lesson was, it made me make major operational changes.

I run a wholesaling operation here in Florida, but I got started flipping properties, so don't think wholesaling is an entry to real estate investing because it's not.Feel free to reach out with any questions. 

By a stroke of luck, I actually met a sober living operator at an open house, and we jived well.

As painful as this lesson was, it made me make major operational changes.

I assume he is solo operator? 

I recommend reading a ton of books, watching podcasts, and connecting with investor friendly agents that connect you with the other members of your core-4. 

In normal operations and stable markets, the bank margin is typically about 160-180 bps above the fed funds rate, however we are currently seeing them build close to 300 bps of margin which tells me they are still expecting volatility in the bond market. 

Some have very little involvement in the actual operations of the properties, so if you are seeking asset management help, I would be sure to ask what the mentor's level of expertise is in that area.Who would I actually be working with?  

@Camren Ritchey Depreciation is a non-operating expense.