Instead it looks like a sales pitch that is targeted to unsophisticated investors who are new to the space.If that's actually the situation here than these deals generally have multiple things I can't stomach and is an immediate red flag for me.2) AAA Storage growth: At one point I was interested in this sponsor because of the claimed full real estate cycle track record with little to no money lost.

Bird dogging is a way to make money but its not gonna get you rich.WE have had many do some birddogging for us on the private lending side to find qualified people that need a loan and its interesting how many last a few weeks - I sense the same holds true for real estate bird dogs.

Recently completed a cash-out refi and want to take that money and buy 2 additional properties (~$200k or less each). 

Well worth the money, plus you will have already factored that expense in to your cash-on-cash requirements to justify a purchase decision)4. 

I'm using my VA loan so I don't have to put any money down & can keep money in my account to fund rehab deals. 

I just couldn't find deals that allowed me to be all in after purchase and rehab for no money out of pocket like I used to. 

especially no up front money to pay for set up . 

This means a 3/2 and a 1/1 instead of a 2/1 and a 2/1 since you can live in a smaller space to make more money.

The other book you mentioned caters more to that audience and gets people hooked on the idea that they can invest in real estate with no money and then teaches them how in subsequent books. 

Of course making money is on that list, but more importantly, address the other goals which are just as important.