Because the chances of successfully concluding a wholesale transaction when you lack experience, knowledge and capital are so infinitesimally small that you’d be better off playing the lottery.  

If you want to be mentored your best bet is to go work for a company - most CRE is not a single individual and CRE is fast moving and things happen fast and you can't structure a "follow me to learn" without working for someone 

Quote from @Dennis McNeely: In a sandwich lease option, the investor exercises their option with the property owner to purchase the property when the tenant-buyer indicates they're ready to exercise their option and purchases the property.

Mystery and fear intermingle into the minds of investors when it comes to properties that are distressed.

West of the park is nicer than east of the park. 

It’s unnecessary and potentially problematic to add the ex-partner to the title before the sale.

If you plan to buy in your hometown, buy a 2-4 unit, and live in one of the units.

The tax paid from your lending proceeds should be the equivalent of your tax rate I would think.

Boston is the 3rd most expensive market in the country, and DC is the 4th.

Your problem will be them incurring capital gains taxes simply so you can get a commission.