How about the individual who took a social media guru course and now believes there are sellers lining up willing to accept terms seasoned real estate investors have never seen in their lifetime. 

You are also spreading out the risk by doing more.

I'm hoping they just don't spread themselves to thin. 

OK, so I have updated my spread sheet.

I would say it is not the easiest thing to do and requires the borrower to have a deal with enough spread to allow for such high leverage and the borrower should be prepared to offer much more than 3-4%.

Let me close this chapter with another round of lessons.I’ve already mentioned one social media blunder that hit me right in the face: not being consistent.

Using my social media followers to sell the property.

For example: I look for a minimum of a 20% discount from the arv ARV=$100,000 asking price=$80,000 based on this spread I make my offer with a 10% repair cost from the arv repair costs=%10,000 so if I'm wholesaling the property my offer would be $50,000 or 50% of the arv.

Social media is filled with 'passive income real estate' but it takes a lot of work to acquire, qualify for loans, and manage property. 

I would either use a HML spread over multiple deals to rehab or I would find a property with good bones (foundation, and most studs/joists are solid) then buy it for super cheap and force appreciation through the rehab, which is what I do.