Out of state BRRRR or flip is probably the highest risk strategy that you can choose.

I told them that I work with real estate investors that would be able to help them and put some money in their pocket to help them with their crushing debt and bills so they wont go into foreclosure on both houses How did you finance this deal?

He put paint on wooden floor and walked with paint shoes all over the property caused white marks and shades on the nice costly wooden floor.

., Investing for "what if" is fraught with risk. 

I would like to put the money into purchasing another investment property.

Jumping into REI with no capital is not worth the risk.

In my opinion, if you pay a "kicker" to the seller, you're just taking money out of your own pocket and transferring it to a party that is not taking an equity risk in the deal.

its crazy how he has put accounts in here with only 1 post to talk positive about pace morby's mentorship, this guy is such a scam and I am not the only one exposing him... 

Bottom line, you have to decide how badly you want to own the place, and how much financial cushion you have, and how much risk you are willing to take. 

Just put yourself in the shoes of the other side of the deal and consider what numbers would make sense for them.Appreciate the advice !