So my numbers are right, my property analysis was correct, but the system didn't allow for any mistakes.

So here it isCash price:  $556,000Owner financing market terms:  $611,111Owner financing favorable buyer terms: $666,667Classic mistake of (1) not accounting for all expenses that determine cap rate and hence ending with higher net income and (2) choosing lower cap rate appropriate for property with less risk and more desirability than subject property   It's not a sellable business.

I made the mistake of responding to DM's, now I just ignore & delete.

I have been interview these folks and almost down to the right folks.What I am seeking from the community is experience from those that have done this and have been successful but also those that have pitfalls to learn from those to either not make the same mistake, or do what works. 

I made this mistake when I took over my first multifamily in 2018.

Education standards must be raised so that students actually use their heads for something besides hat racks (allowing them to actually earn a living) and have ready access to birth control (all types of) so that some mistake doesn’t derail one’s entire life.Slow down immigration, too.

However, what are some common mistakes beginner real estate investors/Rehab flippers make?

"A smart person learns from his mistakes, but a truly wise person learns from the mistakes of others" - Ken Schramm

------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

While this is regular due diligence, mistakes can be made when the market is hot and you have to move fast.