I would like to master the procedure of finding leads and applying the funnel and negotiate well a good deal, and to generate my first positive cash-flow property, that is my main goal. 

You can also search NARPM.org for the RMP (Residential Management Professional) and MPM (Master Property Manager) certified.Paul

You can also search NARPM.org for the RMP (Residential Management Professional) and MPM (Master Property Manager) certified.Locate and attend 3 different local REIA club meetings great place to meet people gather resources and info.

You can also search NARPM.org for the RMP (Residential Management Professional) and MPM (Master Property Manager) certified.Paul

Or it doesn't master of the cap rate is 10% or higher?

I have found some properties and been "practicing" to go thru the motions I would need to master to avoid making ALL of the mistakes all at once.  

Before you dive into a specific area of RE and master it I would look at your end goal and see what the best and most enjoyable way to get there will be for you personally!

You can also search NARPM.org for the RMP (Residential Management Professional) and MPM (Master Property Manager) certified.Paul

You'll need to do some marketing to get themYou can also start with Master Leasing to build up a rental portfolio cash flow. 

Short story: I'm researching and training for real estate investing and my wife holds a master of architecture degree from USC.