utm_source=newsletter- https://www.biggerpockets.com/renewsblog/telltale-signs-youre-not-ready-to-invest/- https://www.biggerpockets.com/renewsblog/vital-importance-mentor/- https://www.biggerpockets.com/renewsblog/get-ready-to-invest/- https://royallegalsolutions.com/get-your-head-in-the-game-four-pro-tips-for-creating-a-winning-real-estate-investing-mindsetYou might want to read and follow these threads:https://www.biggerpockets.com/forums/48/topics/630353-advice-to-your-20-year-old-selfhttps://www.biggerpockets.com/forums/12/topics/625324-looking-for-financial-advise-for-getting-started?

Speaking for myself, in any facet of my life I know I don't want to participate in anything unethical, ever, so I have a lot of interest in actually getting this resolved.

Now if you have more money you can start to leverage teams of people in different facets of your business that can do particular things much better and faster than you likely can.

Having a security system is vital to saving costs, though it may sound like you're spending hundreds of dollars up front. 

While I acknowledge that economic strength is just one facet of a good rental market, it is a major factor and I wanted to share what I've found (the details of my methodology and raw data can be found after the various rankings):Top 10 best economiesProvo-Orem, UTSalt Lake City, UTCharlotte-Concord-Gastonia, NC-SCChicago-Naperville-Elgin, IL-IN-WIDallas-Fort Worth-Arlington, TXKansas City, MO-KSLongview, TXLouisville/Jefferson County, KY-INSan Francisco-Oakland-Hayward, CABirmingham-Hoover, ALThere were two main factors to overall economic strength that I looked at – how diverse/broad the economy is and how many economic drivers (i.e. strength) the area has.

The access to the car wash, what type model it is, the traffic counts, how many other car washes in the area, sightlines to the property ( on a hill,down in a hole,level), any cross anchor larger feeder traffic to site, parcel size layout and shape, etc. all play a vital role in the long time success of the dirt value along with other demographic metrics of course.There are not newly minted national credit leases at 9 caps with retail.

I also know that a team effort is vital in this as the property manager I have found has a good idea into estimating ARV, knows contractors and does BRRRR himself.

The seller is asking for $115,000 but I was going to offer $110,000I haven't seen the inside of the house, but since the house is fully occupied I wasn't going to do any repairs on the place yet.Down Payment: $23,000My analysis says:  $1,500.00 MONTHLY INCOME $847.15 MONTHLY EXPENSES $652.85 MONTHLY CASHFLOW 11.51% PRO FORMA CAP $13,233.00 NOI 30.13% CASH ON CASH ROI 11.51% PURCHASE CAP RATEDo these numbers make sense or am I missing something vital.

And any amount you purchase over the amount of your sale adds depreciable basis to your property and does create more depreciation allowance.Your situation isn't hopeless but it's probably going to have to be multi faceted and one where you have to compromise a little.Unless you simply do a cash out refinance and let the property support the new debt. 

But like @Chad Urbshott said it can't be summed up in one post because there are so many facets to what can be done.