We have a ongoing list of each along with their fees and what state they are licensed to collect debt in.

For a relatively "safe" creative financing, one needs serious reserves (lots of moolah) and the ability to sell or refinance quickly when one of those "hiccups" occur.The gurus usually collect a large fee, from people who have neither money, reserves, nor experience.

Now I get to sit back, relax and collect $2300/mo in rent plus about $100k instant equity because of how the market is over there.

Basically, they suggest to buy a property with very little money, collect the cashflow, then refinance to pull money out of the property, buy more real estate for more cash flow and quit the W2 they hate.The first flaw is that a lot of the books written before 2020 will tell you to analyze more deals until you find one that cashflows.

I used to go and bang on the door to collect rent in cash which I don't do anymore, but I learned a ton with my first one. 

Did you join Capital Collective or Raise Masters?  

Second, you left out the fact that owners who don't/didn't clean up -- in Florida or elsewhere -- had their land cleaned up by the government (local ones too) and then the land was seized or liened if the owners/insurers dragged their collective feet.

The Personal Mentoring program is geared to the folks desiring to be deal sponsors - a sponsor's job is to find a property and collect passives as potential investors.   

Quote from @Michell Chase: The signed contract states a deposit was collected, so I would make that part of your purchase agreement.

That's how I started, with a company called Flip More Deals (currently called the Growth Collective) they were very hands on and helped me through the entire process and connected me with a lender and gap funder, very hands on you should check them out.