Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

At no time was I informed that what I was doing was going to cost money.

And thank you so much for your support! 

Hard Money finance, with about $5k of my own funds going into some over-budget costs.

For the second property, I would expect to have to put money into it in some fashion.

Purchase price: $240,000 Cash invested: $60,000 I purchased this duplex in distressed condition using owner financing for $240K and secured a $60K hard money loan for renovations.

The city's economy is supported by manufacturing, finance, and a growing tech sector, attracting a steady stream of renters.

Why can't you offer her assistance while she trains you, so you both make money?

Quote from @Katie Accashian: I am looking to take money from my retirement that I accumulated from my previous employer and move it into a self directed IRA to buy a real estate investment.

The truth is if your investors have no involvement in the operations, If they just put in money and expect to get a profit, you have created a de facto syndication.2) I see a ton of people who just raise money for the syndication.