@Josh Lyons It's encouraging to hear someone else is in the same boat.

If you are looking to grow and get into REI in a big way, aren't afraid of a bit of risk, want to be actively involved and don't mind getting your hands dirty, I would encourage you to buy multi-families in C/D areas. 

That being said I've been encouraged to gain finances through a hard money lender so that I am ready to go, i don't have any problems with this.2) What exactly should happen during the offering process?

He said he was totally open to a creative option like this which was encouraging.  

It takes time for those deals to start coming in but once they do, you start building a good pipeline of those.Last month we wholesaled 3 houses where we made a net profit of around $130k and all we did with those houses was just put a lockbox and nothing else.By no means I am trying to make this post to boast about anything but my purpose is to encourage some of the newer investors out there to go out and hunt those deals.If there is anything I can help with, I will be more than happy to. 

One thing I like about Brandon's book is he lays out some good practices for tenant screening that don't seem like they would be difficult to do.Thanks for your insight and encouragement!

@Ryan Blake Thank you so much for the encouragement.

Encourage them to practice, practice, practice!

Prior to going that route, I would encourage her to ask around her friend group to see if she knows anyone familiar with the type of problem she is experiencing.Warm regards,Chris

Not necessarily about RE; but an encouraging NY Times article today for great people on BP.FIRE movement — the acronym stands for financial independence, retire early — a way out of soul-sucking, time-stealing work and an economy fueled by consumerism.https://www.nytimes.com/2018/09/01/style/fire-financial-independence-retire-early.html?