Congrats on going for it, most sit on the sidelines and hope someday they try, you actually are acting on it.

Now I am into rehabbing as a sideline to new construction.

I’ve been watching from the sidelines for far too long.

Yes, they "hock" there side lines etc, but I do intend to have them be my "coaches".

Seriously, I doubt there is much value educationally for these groups, they are a business, like a sideline for the guy who runs them. $20 is fine to go meet and greet, get their numbers and contact them individually to get to know others.I see meetings posted where they say there will be no pitching by some speaker, well, not entirely true as the speaker doesn't speak to hear themselves talk, they clearly have expectations of business to be had, the pitch just comes later after they tweak your interests.......that's fine.Going to some meeting where you have a bunch of old RE types there, understand that what they may teach or talk about is what they have been doing for 20 years, you'll get outdated, often unethical or even illegal stuff if these guys don't change with the times and stay current, it's hard enough getting Realtors to stay current, much less some old landlord or rehab guy.

Need to see your accountant and attorney.Anywhere more than 3 gather together, there too shall the SEC will be.....LOLIf they are active in the business management then you may have an out, but having 4 investors sitting on the sidelines can be a problem.

@Aaron Hall  here is an idea for your 50k  buy a great performing first trust deed.. that has a 5 year term or so.you can make EAISLY 8 to 10% return which is what your trying to do..sit on the side lines and let the market cool for a bit but still get your return.. don't go into debt and be a little diversified being the bank as well as owning the asset.. plus the NOte will be at 50 to 65% of todays current value so that gives you some great equity protection.. that's one way to look at the 50k dilemma.. reach for something the herd is dong or be the bank and settle back and just collect your mail box money why you wait for the next buying cycle.

Bear in mind, I've not come off the sidelines of REI yet (so limited knowledge), but...Perhaps offering your properties as "rent-to-own" would give your residents a pathway to home ownership, while providing some form of return to you for your investment, and help ease your morality concerns?

The ones on the sidelines are not real investors.

Finally, you can find a good combination of cash flow and appreciation by using a syndicator/operator who follows a value add investment strategy.Either way, be wise, be judicious, but don't stand on the sideline.