@Matt R.I'm definitely a newbie and you obviously have a multitude more experience than I do, so this genuinely is a question.

I know people get uppity, but I appreciate the genuineness of your original post)7) When you find someone who is motivated to sell to you for whatever reason (the last two I picked up were tenants stopped paying and owner just moved out of area), start discussing my price/your terms, your price/my terms. 

Granted, some of the videos are genuinely useful and I think that @Dev Horn hit the nail on the head:  The question is who to listen to.

The REIG's who advertise on the radio and elsewhere could probably make more money if they developed a genuine real estate business, but it's easier for them to sell knowledge to other people than it is to do the hard work and to take the risks that are inherent in real estate.  

Keep in mind these mom and pops often want to deal with other mom and pop buyers so coming off as a genuine, sincere, and serious investor is crucial.

I've been playing devil's advocate with myself because it's easy for me to tell him not to switch strategies when I'm not the one dealing with these non-paying tenants, but at the same time I genuinely think that advice is in his best interest.

I am looking to grow my business, learn the ropes and begin building GENUINE & trusting relationships.

I genuinely don’t want to pressure or swindle anyone, so if that’s the advice one has to give please refrain from commenting.

The main thing that has changed with that is the Downtown Area due to the Open Window Project that is set to transform downtown Stockton over the next 5-10 years.Investors all the time are asking me if I know any up and coming areas that are set to really develop over the next decade, and downtown Stockton is the only area I know of set to have a $67.5 million first-phase of construction.

@Nat Chan  I don't have any words of wisdom since I don't own any 4-plex buildings, but I genuinely have sympathy for you.