So I have a couple clarifying questions out to them.

The BRRRR strategy was great a couple of years ago, but it's much harder to do now because of the high interest rates.

Thanks to COVID, for a couple of years, you can actually make enough money to be cash flow positive even if you hire a property manager AND have mortgage payments. 

We have been talking about investing in real estate for a couple of years.

Admittedly, I am not one that typically finds paid mentorship very valuable, but I also respect that my degree is in business with a focus on real estate, and my first job out of college was in real estate (so it is a little hard for me to take my 20 yrs of knowledge and rewind it to try to view mentors from a completely fresh lens).A couple points: I view mentors, especially these expensive ones as a catch-22. 

I have sold a couple to investors and some to occupants and can't say I have anything to complain about. 

However if you have enough reserves, 6mo or greater then I'd say chance it but a couple of missed payments from the tenants and you have to foot the payments out of your own pocket.I'm all for taking risks but I think you really need to evaluate the age of the major systems so you don't get hit with a bunch of cap ex all at once as well as your reserves. 

The tenants in back apartment were married, was informed by the female that they were getting a divorce but she would be fine paying rent alone.

They have presented a couple of deals that, unfortunately, haven’t worked out.

We bought a single family up here last year and converted a garage to an ADU, which rented out really quickly to a great young couple.