Even when I tell people certain items aren't an issue if they are disclosed up front, they still lie point-blank to my face.

Everything is on the computer and there are very few blanks to be filled in on the standard IN contract.  

Sometimes I get tired of staring at the computer screen, and read from the book (I can highlight also for later review), then jump online to take the quiz at the end of the chapter.  

Hey guys I'm wanting to get stared in investing in real estate but learned that a single family is not the way to start making good cash flow, so I want to get ur guys opinion on how much should I start with to begin my portfolio, srry about my grammar high school drop out

Under the "financing section" we would make reference to "see line 822" which would be one of the blank lines at the end of the contract, and then insert " buyer shall obtain $______ 1st mtg financing from XZY, or other, bank.  

It almost seems like a progression of thinking you're going to start big, then realizing you would be over your head and staring out more simply with SFRs.

Personally I see a ton of potential out there for developing my portfolio.I think with a little study and some driving around, you'll fill in the blanks pretty quickly.

GenusI actually just closed a seller financed deal on a three-unit rental on dec 31. i don't have a ton of experience but i'll tell you why i think that one worked. it was a FSBO, but not a seller finance offer. i called him and asked him point blank if he'd consider that, because i had a down payment ready to go. i didn't make a formal offer but i did allude to a ball park figure on a down payment i had put together. the two main reasons i think he took the deal are that A) he was a genuinely motivated seller, and B) he liked the thought of having that down payment cash in his hand now, rather than waiting and hoping that something else came through.at that point, i didn't want to make an offer because i hadn't walked the place and still needed to feel out what kind of deal i could get. i was pretty up front with him about everything. i told him early on that i was looking for a rental so i needed to limit my monthly payment as much as possible. i figured it would be best to save his time and mine if he just flat-out wasn't interested.i would assume every deal is gonna require a little finesse, every seller and every situation is a little different, but that is what worked for me on this one specific deal.

Is your contract and disclosures in order - do you carry blank forms and checks?

You're adding in the income side, but you left the debt side blank.