This can be through any of the million syndicators out there or a friend/business associate who you trust that is involved or wants to get into it.The other option is to go searching yourself.

@Lawrence Lewis & @Melvin Wilson - how are your searches for a mentor coming along? 

I've actually been meaning to search on here and see if anyone is talking about it in detail yet or not.

You can start by going to www.narpm.org and search their directory of managers.

It was a lot less risk to just search for a distressed existing project.

Two things to help you find more people:1) Use the search function on BP and read through old threads.

Searching for answers - we make a good living but the 30 yr fixed rate with only 12 years has left us with no savings except the gain on the house if we sell.

This is a great youtube video on the subject:  in YouTube search type "Quit Your Job For Real Estate?"

Turnovers are costly.It's important with tenant selection to establish clear rental criteria from the beginning that complies with all applicable laws for the jurisdiction of the rental location.

Curb appeal is great but amenities/options are nice as well - especially when they can be done free/cheap (search Craig's List for free/cheap picnic tables).