I have done some research, but I’ve found that many mentors and coaches are asking for significant fees, which feels like a large financial commitment, especially as a newcomer to real estate investing.

You need to be very committed to this if you move forward.

Find one with flexible pricing options, no long term monthly commitments and affiliate referral program.

First: Can you commit to living there for at least two years?

although Dutch is CEO, it is frequently mentioned by him and Amy Vaughn about co-owners and business partnership. 

For your 1st time, pay a Property/Land/Transaction Attorney to review the title commitment with you to make sure that there are only the outstanding liens on the property, and that the owner has title.- Collect Tax Certificate to verify Property Taxes are Paid- Get a current statement from the seller to verify the existing balance, if they are delinquent, you can get the bank on the phone to verify the amount to make the loan current.- Review the loan documents, there is most likely a due on sale clause, which is why you won't find a title company to process these for you.

If you cant close the deal without borrowing money or selling stuff (which both frequently take time), then its not a cash offer until those funds have settled in your account.If you are going to borrow money, a 15yr or 30yr mortgage is probably going to bring the lowest interest rate available.

Typically by the time it reaches the MLS, it is listed at retail value, and you're not going to get a screaming deal, although there are those diamonds in the rough and my team frequently does "fixer" deals off the MLS.

Also, a lot of sellers might be more willing to finance the down payment if they know you're committed and have a clear plan for the property.

It's easier for an investor to stay committed to the plan and avoid change orders than it is a regular homeowner.