I've exhausted my search radias, called every single one of them.

I feel like I should exhaust all my resources before I pay a huge sum of money  for real estate education. 

Hey guys,I'm new to the real estate thing but have been reading up and analyzing properties to the point of exhaustion!

im 25 i WAS making 3200 a month and my girl is making 4000 a month. and still live at home now for the last year. ..but...we were young and were making decent money. we had a rent payment of 1400 a month, my girl had a 2014 c300 mercedes 340 a month,i owned a 2010 bmw 135i that i paid 29k for with 11k miles. i poured money into the thing it had jb4 50%e85 downpipes intercoolers full exhaust meth injection etc!

It's a nice property, and I think with a modest rent increase will provide a good cash flow.Problem is that I just closed on a triplex last month and that exhausted most of my "investment" account, so I'm thinking of offering a Master Lease with a 2 year Option to purchase.Off the cuff, I'm thinking this:$110,000 sale price, $7,000.00 (enough to cover real estate commission) for the option fee to be applied toward down payment if/when I exercise the option.Payments of $500.00 per month to the owner, with $100.00 per month credited toward the down payment when the option is exercised.Projected cash flow would be about $550.00 per month after all expenses and reserves, so I'd recoup my $7k fairly quickly, and I'd like to be able to assign the option just in case I get into a bind down the road.Am I on the right track?

Financing may be another post... to exhaust all bank loans ( I'm qualified with an LA lender), or start developing a relationship with a portfolio lender right away.

I seem to always kick myself for not looking at something in the unit such as age of HVAC/water heater, exhaust fans in bathrooms, windows operating properly, foundation cracks around doors/windows, what rooms have carpet/hardwood, etc.

@Ian O'reillyAlways exhaust your local resources and conventional sources of financing first and local banks and credit unions are great sources, but I would not discount "national" lenders and website only lenders.

you should have waited a bit to figured things and exhaust all your options  before jumping ship.

By the time I get out of work I am EXHAUSTED and have no energy to pursue these other dreams.