. - Be friendly.- Add value.- Trust in Karma to work itself out.- Be helpful. - Add value.- Be genuine. 

State of Illinois is a tenant friendly state. 

., I have a close friend who is an agent and works in that area.

@Matthew Charron I do hope someone takes you up on your offer.In case no one does though, I'd recommend you attend a local real estate investor group like Black Diamond REI in southern Mass. or RI Real Estate Investors Group in RI.You'd want to engage several people in conversation, particularly during the times at the beginning and end of the meetings when folks typically network, and maybe ask a few folks out to coffee.Many people look for "mentors", and that might work for you, but another approach to consider would be just to try making friends with people who are one or two steps ahead.So maybe they're not successful full-time investors (the Holy Grail of Mentor-seeking), but instead own one or two rental properties, or have done one or two successful flips, or really anything in one of the directions you want to go.I find that can be easier to achieve, and you can get a lot out of it because such folks are very familiar with the challenges you face - after all, it wasn't long ago they were at that same point themselves.

I could also get a contractor friend of mines to do the fixing up.

Another protip: If you are in a competitive market, deals are harder to find however if you do find a deal, someone will be much more likely to split the profits and show you the ropes if you make a friend in the industry.

I have a few jobs: I do some bookeeping, budgeting, and business consulting for a local architect, I work at at CPA firm during tax season, and I own a little side business with my friend doing pressure washing and sealing driveways, patios, sidewalks, etc.

I plan to ask friends and family to give me up to $100k for property investing. thanks

Money is NOT the factor here, but rather which is more tenant friendly; gas or electric?

The city is not very short term rental friendly.