If you are blind to intelligent ways to reduce them (while still investing smartly) that does not mean that all others should be equally handicapped.

@Jerry Murphy while I could try and do all of that, they could simply say “no”, I’d end up having no other choice but to sign the release and look like a complete fool.I made mistakes as well, and I’m not blind to that, so I do have to blame myself.

By make ready, I'm referring to non-licensed work such as painting, redoing floors, replacing blinds, etc.

You might consider a metal mini-blind (not plastic). 

I'm shadowing a friend of mine who's been doing this for years, he's going to be the one that is going to be guiding me through mostly everything on my first property investment so i'm not going in blind here.

My guess is because they are HF they just contact the banks for any distressed inventory to buy in bulk, sit on them for a year and then blindly increase the prices thinking they'll get a hefty profit.  

Inflation and taxes are the two sneak-thieves that rob you blind.

Would you tell a friend to blindly invest in "real estate" or would you encourage them to understand it first?

I believe, even though legal, sellers are taken  advantage of because it is a blind transaction and they have no idea what they are giving up.

@Jared Carpenter unless you’re jumping into a transmission blind and w/o a team you will find that you will get a chance to talk to many experienced people along the way.