The investors who learn a single strategy or tactic, usually from a “mentor” and do not bother to learn real estate fundamental, real estate finance and real estate law miss out on “creative” opportunities to significantly enhance their ROI or significantly decrease their risk.  

Don't pay for coaching or a mentor (yet).

I would encourage you to read everything you can related to property management and get involved in your local groups and find a mentor there.I will be glad to share our lease agreement we use here in Oklahoma.

I am an agent but I mentor many wholesalers who cold-call.

See if you can find someone interested in letting you work for them in exchange for mentoring.1.

I would die for a mentor, please let me know I can reach out to anyone with a portfolio that has had a similar experience. 

How would you guys go about selecting a mentor?

I know I'm one of them, but that was how I was mentored to be 20 years ago.As for finding good deals, yes, you can find "pocket listings" and deals that stay somewhat in house, but that has more to do with the brokerage you're working with.

We just hired my cousin as an assistant that we are also mentoring who will also be learning the same things we learned.

page=1Also: Vikram's comment here: http://www.biggerpockets.com/forums/12/topics/62332-what-mentors-are-looking-for- "...wholesaling is a very tough business and pretty much every wholesaler I know is a failure in business.