I am new, like pre-school new, to real estate investing and am confused about where to even start.  I have looked at several courses and they all want my investment $ to teach me how to invest.  Ummmm.  So for now I a...

Yes @Tj Hines I'm extremely clear on the need to have an additional role which is why I included "I understand my role should include more than raising the initial equity investment and continue throughout the holding period and disposition" before asking my questions.

Real estate has so many tax benefits and credits available, that I always tell people it's crucial to have a CPA that's extremely knowledgeable in this area.

The challenge when renting directly to the government is that they expect below market rents.From what I've read in the past, most institutional investors look at these leases like US Treasury Bonds (extremely low risk) and expect a similar rate of return as bonds.Keep this in mind while you try to negotiate a rent increase.

You should also ask if they do cost segregation analyses, as that might be extremely helpful in reducing your income tax liability.You could pay a CPA to prepare your tax return for this first year and learn as much as possible from them.

It is possibly the most extreme boom or bust industry out there.

I'm a 24-year-old man that's determined and ambitious and that wants to be extremely successful in all endeavors of life.

If your satisfied with breaking even +/- a couple hundred dollars I think we can certainly find you something in this area but of course your cash flow numbers depend highly on your loan type, interest rate, and percent down. 

.), the location, depth, and capacity of utilities to service the site - including public utilities (sanitary, storm and water services), franchised utilities (power, gas, cable), capacity of the local streets to accommodate additional traffic from your development...Be sure to find out if there are any specific local ordinances you need to satisfy (possible tree & wetland surveys, together with any necessary tree & landscape or wetland mitigation plans) and whether there are any concerns from municipal departments (e.g. hydrant locations from the fire department, storm inlet and retention requirements, as well as asphalt / concrete road requirements from the engineer), entrance requirements from the road commission (left turn and passing lanes at the site entrance), etc.Once you get past all this you can finally prepare a preliminary site plan and enter the political arena to get preliminary site plan approval, and to address any concessions the board and neighbors want from you to overcome their objections to your development.

That will usually satisfy them and they won't care or even mention earnest money since they know I can close.STEPS TO WHOLESALINGRESEARCH AND CHOOSE YOUR WHOLESALE MARKETWherever you live is typically the best place to start wholesaling.