I got business  but you waded through the dreamers and those that spent their last dime on the course and no longer had money to transact or worse put the course on their CC.. now to be fair I have also funded a few that did quite well with what they learned.

Quote from @John Mason: See if you can find time to fly to meetups in hot markets too I am trying to find my first one something closer where I live so it's easy maintain, but I ll keep in my mind. thank you.

To thrive in real estate investing, you must maintain a firm grip on your finances.

And, if you are buying a property that is already in good condition, or is fairly easily to rehab, you’re probably right.  

A fairly reliable wholesaler who buys across the country, and spends $100,000 a month on advertising, also trains people to be wholesalers.

Next, maintain professional boundaries with clear communication and a strong lease agreement to set expectations upfront.Proactive maintenance is essential.

Although to be fair I had some that stayed for years .. 

@chrisSeveney should have some good advice as well.if this is NJ one thing I do know your in for a long slog and fairly costly

But there is hope... if you drive through the 4th ward area, you can clearly tell which properties are owned (single family homes with kept lawns and neatly decorated) and which properties are rentals (usually a broken window or two, falling apart porches, messy yards)... the closer to the single family-dense parts in the 4th ward, the better chance you have of getting a rental property that hasn't been laid to waste that you can purchase for a fairly cheap price. 

I am also targeting small multi-family properties starting out.I understand your point on the costs associated with purchasing, renovating, and maintaining properties.