I was burned on my first deal by the bank in a similar fashion.

War zone and D grade properties have a tendency to look great on paper but in actuality they are management intensive and pay out poor - most amateur investors that invest in these areas either tout their ROI ex.

Since for others there are lot of moving parts and the tendency for investors to cash-out refi, trade up, etc., what metrics are others using besides original cap rates and return expectations to shortcut to a performance point over many years, when all the other metrics are floating around.

The accountant said my business (real estate)and the number of properties I have is just growing too fast to be handled in the fashion I was and to protect myself in the potential case of an audit I needed to take that step going forward.

Although, this wasn't my first career choice I initially chose fashion design but soon realized college wasn't going to help me reach my ambitions and I started educating myself on all things real estate, immediately jumping head first into business in order to reach my fullest potential, build massive generational wealth and make sure my children have better options and financial freedom to live life on their own terms.

Of course I am not seeking any pay just good ol' fashion knowledge and hands on experience to grow my own real estate career. 

A great one would have the ability to give you insight on specific neighborhoods for properties you're considering, and even manage any renovations for you in a relatively turn key fashion.

At worst they offer incorrect and damaging information costing the recepient loss of money and time, and in some cases leading to damages to the people the “mentored” are dealing with .It is fashionable amongst those with limited formal edification to buy into the self servicing bs put forth by those selling the $20-40k programs that formal education is a waste of money and time, and actually may be harmful to your success. 

Looks like you will be spending 30k - 40k out of pocket anyways, which, combined with some private money, might be enough to do a good old fashioned BRRRR in PG county and generate better returns.

Rather than diss a strategy like sub-dividing, which is most of what I do, or rezoning as "too hard," he and his guests present the facts in a non-patronizing fashion and let you decide based on your circumstances whether this or that particular wrinkle to the land business might be for you.