I've had dreams of becoming a real estate investor since I was a teen.

I'm a project manager for a heavy civil construction company and I used to frame houses in my teens.

Even after all that, the numbers might still be sexy - definitely worth looking into!  

Not sexy, but solid.

Guns don't kill people, .. people kill people.But yeah..Shame on you BAD wholesalers that ruin it for the sexy ones

It’s not sexy, but it gets the job done 

This is not illegal, because those fees are technically available in the state from some hypothetical settlement services provider that you could hypothetically use (if you were hypothetically an idiot).And you see a nice sexy bottom line number that you find appealing, and pick your lender based in part on "lowest fees," as you did.Then, a week or two into escrow, the lender "discovers" the actual title/escrow fees (they naturally don't even bother asking for them until it's too late for you to switch lenders, and the appraisal is done, etc, because they don't **want** to discover the actual fees juuust yet).Because they quoted you "real" title/escrow fees upfront, and because a full thorough audit will reveal that the lender did not "discover" the actual fees until a day or two prior to you receiving the "updated" disclosure, no law has been broken and this is a lawful practice.I personally go the other way, and quote the most expensive title/escrow fees in my market for purchase transactions.

Nothing too sexy about it, just slow and steady until I had ten rentals.

Mom of two extremely busy teens, full time worker, owner of 3 rentals and looking to expand more into real estate, but currently not sure what exactly. 

My IRR target depends on a lot of factors and how risky the deal is -e.g. how comfortable I am with the pro-forma numbers, whether I am ahead or behind other lenders, the partner I am working with, etc - but anything that is not at least in the low-mid teens ( with my own estimates) makes me think hard.