But the guru/mentors are happy to accept everyone’s money - so they must sell the proposition that ANYONE who buys in to their program will be successful if they just “apply themselves”.  

It's a pretty murky niche and everyone does it a little differently, so we don't want to give platform to anyone that may give risky advice.

He immediately started diminishing the sales proposition I had for the house.

For a new investor investing all their capital in one auctioned property the risk is off the charts.  

Last piece of advice is to raise additional capital because shortages while building ground up can be a painful proposition.

they wont.. as you noted you need the relationship first.. buying courthouse steps is uber risky for those starting out..

And especially with flipping, where time is money, the idea of holding a house longer just to hit a stronger time of year is probably a losing proposition.  

You don't specify, but if you're using $110K in borrowed funds to purchase a property worth $110K, you're asking your private lenders for a 100% loan-to-value (LTV) loan, which is super risky for them and for you.3.

Multi Family MillionsAnd there are plenty more that people can recommend here too.Buying out of state is a risky investment no matter what.

If you can't find someone like this, the risk is high.