If you have a high level of faith in the company you are working with, then time will do what it is supposed to do and increase your IRR.  

Quote from @Albert Lopez: @alexclark Did you ever invest in Cleveland Ohio?

I highly doubt Paces team does anything more than sell you his system.. no way they are vetting potential borrowers of small EM deposits  :)  many beginning wholesalers do wholesaling because they have no money or credit or credit is tarnished etc.. this is ultra high risk en devour to be loaning money like this to people you are meeting on line..

The risk increases the further you go from home, so I'd just stay home if I were you.

Here are some general guidelines: Lien Position1st Position LienEquityMinimum Down Payment of 20-25% (a 30% equity to sale price is preferred)Down Payment made in certified funds and not borrowedMaximum Funding of 70% ITV (Investment to Value)SeasoningMinimum of two monthly payments already made12 months or more preferredPayer CreditCredit Score of 650 or higherNo major derogatory trade lines (No 90-180+ days delinquent, foreclosure, repossession, bankruptcy, etc.)No decline in credit since purchase of businessTermsPrefer 60 months or lessMaximum of 72 monthsNo Balloon Payment preferredCash FlowBusiness has positive cash flow1.25 debt service coverage ratio preferred.DocumentationPersonal guarantee from a creditworthy individualStandard documents including Note, Security Agreement, and UCC-1 filing.Tax Returns on the business that substantiate profit and loss statements.OtherPayment history current and verifiablePayer Interview indicating buyer is satisfied with business and comfortable making paymentsMotivation for selling the note is not a result of a deteriorating businessConsideration of high risk businesses or geographic areasIn these situations, sometimes a partial is a better option. 

I have recently just purchased my 4th investment property all in my name and have accumulated a DTI of 45.9%.

Congrats on this investment @Kai'ler Sato ! 

I highly recommend consulting with a CPA or tax professional to ensure you're using the best strategy for your situation.Good luck!

Let me explain.The goal of real estate investing is to allocate your capital in a low-risk investment that grows your net worth predictably over long periods of time - think at least decades if not longer! 

What are your thoughts on Cleveland as a place to begin investing and What areas would you recommend I begin looking at?