Personally, I would never invest in a place I didn't even visit and also meet/interview the people who would be involved (agent, manager, contractor, etc.)

Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal level Learn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are needed Know everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

I'm looking to get involved in this space, too. 

That's right, only those willing to compromise.This is also why many so-called "creative financing" deals often involve low-quality properties.

@Gail TraversWould you mind telling us who are not involved with Sunrise and their operations what statements of theirs run contrary to the sociological research of Dr.

Was he really involved in your deals?

Most people cant afford that alone which means a syndicate or getting PMLs involved and doing the synd yourself. there's nothing wrong with starting with some smaller properties.

I will always take a deposit unless I know the people involved. 

In that case you should get an attorney involved as encroachment would be a material issue that if known should have been disclosed both to the broker and to any potential buyer.  

Yes you can get in without "military" involvement.