I kept the rent low because the tenant was there for a long time. 

It’s important to note that not all bank institutions offer this product.

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful. 

Seller has 100% responsibility for revenue production, buyer has no controls of revenue production, it impedes the operations, etc etc.. 

Those fees add to the price of the property and many companies choose to cut other areas like renovations rather than increase the value of their product.  

As indicated your maintenance/cap ex is too low. 

Those that preach no/low down payments are mostly just trying to appeal to the masses who want everything for nothing that will buy their courses.

The market still has relatively low entry points compared to other major cities, making it possible to find multifamily properties like duplexes and triplexes in the price range you’re targeting.

There is no stock account that gives the leverage real estate does, at as low interest rate real estate does, at as low risk/ volatility real estate does. 

They must be very low odds because insurance companies are in the business of making money, not paying out maximums.