@Michael Farraher if I understand your question correctly you are struggling with the two options of raising capital on a per-project basis or setting up a fund such as a blind pool or semi-blind pool?

Do you even know if the subs are doing everything correctly or are you just trusting them blindly?

Not an expensive problem, but the blinds in 2 bedrooms were broken and will need to be replaced. 

I am changing faucets, blinds and would like to replace SS kitchen sink which was there when we purchased home and after 2 rentals has gone thru a bit of bruising.my realtor who is showing the place dosent think i should bother but i feel if i am asking more and I am getting offers i should do these minor things.

When an unrepresented buyer tries to buy one of my listings....they get robbed blind, and I convince them of what a great deal they got, then I make twice as much as I would have since there is no buyers agent to pay.

We're flying blind in some ways, and really know very few people who are hungry to retire early and are as fascinated with real estate as we are.

ABOUT THE CLASS/COURSE: the other classes they offer include a 3 day secondary bootcamp, a 3 day trip in vegas which literally covers many of the same topics as the second 3 day bootcamp, a special asset protection and marketing thing, and some one on one time with another investor (not likely from your area). after the more personal 3 day course, we would get calls every few weeks to see how we are doing... naturally, success does not come quickly, and then begins the selling of the personal 1:1 "inner circle" which they claim is exclusive, but everyone we spoke to gets the same call... and finally, at the vegas event, they do the most ridiculous things, such as a blind auction (to show everyone what a real auction is like)... the amount people were bidding for NOTHING blew my mind. oh, and they also try to get you to pay for more legal mumbo jumbo if you were too lazy to find a local RE attorney in the 3-6 months after the initial courses. they also have "pre-selected" houses for sale in the 40-100k price range and you only need to put 50% down and finance the rest with their partners!

With my numbers, I'm calculating 72% Expenses & 28% NOI.I'm eager to get my first property but don't want to be blind-sided by foreseeable expenses; however, if I play it too safe then I'll never get in the game.

Believe me I am not going in this blindly, I have done tons of reading and research (for whatever it's worth), so now I feel I am ready to take some action.  

With this being your 1st and his as well, it is the blind leading the blind.