I have my own thoughts on what a mentor could bring to the table, but I wanted to also ask the community what questions they would ask if in my shoes. 

Totally agree, you can't know your market sitting at a computer, real estate is a social business as Matt described, use some shoe leather, walk and talk, meet people, get belly to belly as they say. :)

I'm confident I can find great deals for you.Most women love hand bags or shoes.

What direction would you go if you were in my shoes (CA or cheaper market)?   

@Mike Koebke  If I were in your shoes I would be looking for an apartment building in the $1.2M range.  

  There are many on bp that would like to be in your shoes, A newbie with 2 three units and NO MORTGAGE ! 

People are trying to help, and I am certain @Donald Tepper really did not mean to insult.If you are going to be rehabbing and flipping properties you are going to be meeting a lot more insulting and condescending characters- believe me.Take the advice at face value and move on.Put yourself in the money lenders shoes - They are in the business of making as much money as possible with as little risk as possible.

You need to get those little blue bootie things and make people wear them (or they can take their shoes off).  

Great job I hope to be in your shoes the next few years :) great work and excellent post

@David M.I understand your point, but in that landlord's shoes I would have done the same.