Networking with experienced investors, running the numbers carefully, and focusing on solid markets have worked well for many.

I would be a little careful with Section 8 unless you have experience with it. 

What does he care if it costs him millions?

It doesn't hurt if you don't care if you get the property or not.

I also used to use investor carrot but went ahead and went with Wordpress/ and payed someone on fiver to create my website which has worked but Now im really wanting to understand how to add and take care of SEO for my website to get more leads.I love everything about followup boss- but I need a dialer/ would like to text and would like texting campaigns.

That's how you care for your friends and family. 

However, you have to be extremely careful financing 100% of the transaction as you still need reserves, closing costs, etc. and make sure it cash flows.You didn't mention if this would be a rental or owner occupied. 

Since I have a lot of grey hair, I tell it like I see and will tell you what I think is best regardless if it falls on willing ears or deaf ears.  

This is the list to not invest in without extreme careful attention to detail.Don't go where the masses are going.

But it is a heck of a lot of incentive to do whats BEST in interest of a Landlord, which is getting high quality tenant with low occurrence of issues that operates on cruise control of consistency and quality care of property, for a duration. % based, it's just about getting bodies in and keeping them in, and that's done by taking the first most desperate trash off the street who says they'll pay.