It is sad that no enforcement can even go after their fraudulent business practices. 

You can probably just Google how many pre-licensing hours and education you need for your state in Georgia but I bet its around 20-30!

I am betting for the appreciation of the house in the next years because I don't think I can cash flow in the first years.  

You bet it is lower risk than being on the equity side.

I'm not a lawyer or anything, this is just coming from what I've learned on here, there are many valuable old threads about this topic on here like this one:https://www.biggerpockets.com/forums/83/topics/86029-subject....and this one:https://www.biggerpockets.com/forums/311/topics/183825-due-o..How is it working our for you in practice?

I bet they wait until January or February so they don’t have to pay the tax on those gains for another year (which is why we may be seeing less selling this month than in a normal cycle).

In practice, this could mean 5 extra days that no rent is collected.  

@Shawn Tuma & @Chris KayVery difficult in today's market to cashflow putting 0% down:(5-10 years ago it was possible, but prices have increased faster than rents.Your best bet is to find a property that needs work, but will still pass a VA appraisal/inspection. 

I bet it looks very amateurish.

I work a lot with investors outside of the US from a tax perspective but from a mortgage perspective, as mentioned above hard money or DSCR is probably your best bet.