The investors who learn a single strategy or tactic, usually from a “mentor” and do not bother to learn real estate fundamental, real estate finance and real estate law miss out on “creative” opportunities to significantly enhance their ROI or significantly decrease their risk.  

I learned as much as I could online in order to get a small foundation of knowledge, then I found a mentor who was already successful and learned from them.

One of my partners mentored with a CCIM certified broker to learn the ropes also.

Don't pay for coaching or a mentor (yet).

I would encourage you to read everything you can related to property management and get involved in your local groups and find a mentor there.I will be glad to share our lease agreement we use here in Oklahoma.

We just hired my cousin as an assistant that we are also mentoring who will also be learning the same things we learned.

I am an agent but I mentor many wholesalers who cold-call.

See if you can find someone interested in letting you work for them in exchange for mentoring.1.

I would die for a mentor, please let me know I can reach out to anyone with a portfolio that has had a similar experience. 

I know I'm one of them, but that was how I was mentored to be 20 years ago.As for finding good deals, yes, you can find "pocket listings" and deals that stay somewhat in house, but that has more to do with the brokerage you're working with.