But, a fair deal and a good deal are two different things.

You profit share with them for the first 10 deals (at the higher levels) because they really are right there with you holding your hand, and as I mentioned, doing three way calls, etc. every step of the way.  

There are some great meet ups in your area I'm sure and a lot of people at those meet ups are more than happy to chat and give ideas and answer questions.

Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).

It was a 50% of one months rent and a $100 increase in rent. 

The two existing units can rent for about $2,500 each, and a garage conversion single unit will rent for about $2,800.

Even though the budget of the project will be about 4 times of where I was looking to start with a fix and flip, MF financing looks very encouraging and a silver lining.

If your looking to invest and learn about notes PPR may not be the right place as they are true mailbox $ and as passive as it gets (which is nice as well).

The best deals I find are usually due to agent negligence of the area and a very poor listing presentation.

It seems like you have some very solid goals of multiple income streams, and a well calibrated risk tolerance.