My budget will be around $200k but I’m meeting with a lender on Tuesday to go over all of my options.

Just had a meeting with the LP who brought me the news.

Meeting a 20% down payment to avoid PMI seems manageable, although would take a big chunk of my liquid net worth, and I prefer this route over using an FHA loan.

Last week,my sister was at a meeting with the Mayor of the town these two men live in and he knows both and said he could get them served.

My favorite way to find a mentor was to look on Zillow for houses for rent in your area and then click on the ones that are 'for rent by owner' then call them and introduce yourself as an investor in the area who is looking to meet new investors. 

network, meet people, go to meetups, take people out for coffee, and walk as many properties as you can. 

They make bank, but the software they provide is like deal machine meets the MLS and I do kind of want to try it out.

Looking for something with low acquisition cost, and meets or exceeds the 1% rule.  

I'm looking for something that meets the 1% rule in a B or A class neighborhood."

The deal can make sense even if it doesn't meet some arbitrary "rule"