The magic in it all is LEVERAGE, which is via performing debt.

I convinced the lender to escrow funds in the amount it would take to repair/replace the roof...it's basically like a forced savings account you contribute to...once you hit the magic number, the work gets done.They permitted repairs to be made up front, but this is super risky...many more complexities with this particular transaction, but we got it closed...Also explore 203k...may be an option. 

I don't think there's any magic phrasing.Good luck!

I also read chapter two of the BG’s guide, and don’t want to get analysis paralysis, but don’t worry, the book, The Magic of Thinking Big, turned my fear into action.

Sorry no magic answers here. 3) With 20k, is being a private lender a viable option?

Odds are it's a mix of both but I think too many people think they can wave a magic wand an increase tenant quality. 

The magic number is 7.  7 Touches is what it takes to get someone to do something. 

If you already own real estate and have losses, I think ~25k can be used to offset.Is there some magic real estate bullet that can reduce $100k in taxable income to 50k or nothing?  

I would love to find a mentor in the Atlanta area to partner with on my first few deals, so that I can learn more...but I have also heard so many horror stories about mentors who charge a few thousand (which is way less than the guru's but still a lot of money) and then they magically disappear.Does anyone have advice on finding a good mentor in Atlanta to partner with?

@Suzanne Breimann almost the same story as my wife and I, we also decided against the "magic bullet" program.