The pronouncement that no money is needed - except of course to pay for the mentorship program3.

. - We always recommend buying your first rental locally if possible and DIY managing to learn as much as possible before investing OOS.2) Lots of crooks and incompetents in the PMC world:( They both cost you money.- As already stated, you'll have a small portfolio.

But if I sell it and put that money in the stock market and earn let’s say 8% I would make $40,000 on the same money.  

The investor would buy an ugly black box that produced money if it was the right price.

However, that was a fluke.Warranty companies are in the business of making money.

If all in around $435k, wouldn't she need to leave money into this deal with a projected ARV at $500k?

We only needed to pay earnest money and a portion of the closing fees bring upfront investment to 12-15K.

You can purchase this with a low-money-down FHA loan. 

I lost another $1000 in inspection fees but should get back $2000 earnest money deposit.

Quote from @Martin Jones: YouTube gurus will tell you to borrow money from someone else, but that's bad advice for a beginner.