Those will give you sleepless nights and cause bile to burble up in your mouth when you write checks.You can take some gambles when you have a deep enough portfolio to support the misses, but when you're starting out, you really need that first one to be right, even if it means biding your time and continuing to build your war chest.The worst deal I've done recently was one where I convinced myself that I could make the numbers work rather than waiting for a better deal to come along.

If you do,  put your money where your mouth is and move forward and do it!    

Something smaller like a duplex, tri or quad is small enough that you won't need a "syndicate" you should be able to find a single partner, or maybe two that can provide the financing.You may not have a lot to bring to the table as far as experience goes, but put your money where your mouth is.

Do you intend on investing in real estate still, or has this experience left a bad taste in your mouth?

They should know that when you call, you are serious and that your money is where your mouth is.

You are placing your money where your mouth is.In the buy and hold scenario, I only buy QUALITY Investments.You can imagine what quality means.

“Wholesaling” is not a word that should even come out of your mouth in all likelihood.  

In their minds you made false promises, so in the future keep your mouth shut and just collect the application.

Everyone has a "Deal" that would water your mouth...

Account for cost overruns in your mouth as well.