At the time, I joined one and started forming new relationships, and using referrals, I started to rebuild my team of professionals (real estate agents, attorneys, accountants, contractors, local successful mentors, hard money lenders, etc).9.

The annual income may have been reduced, but I was still in a huge positive cash flow position with a huge return.One of my mentors once told me that if I have $1,000 to invest, invest only $500.

Houses around here are 700-1M for three bedrooms that rent out at 900-1000/bedroom.I appreciate the input and will keep scouring for a deal close to home...worried to go out of state without a partner or mentor.

A mentor to guide the way?  

Hello BP world, Im new to the real estate investor world in the Atlanta metro area and I recently found a potential real estate "mentor."

I have a great deal of sales and marketing experience and know I will be successful if coupled with the right mentor.

Stuff I initially learned here from guys like JScott, Will Barnard, local mentors, articles, books, and many more here.At the end of the presentation, I told them what I was looking to raise.They looked at each other, smiled, and said "I don't have a problem with that".This morning, I got a phone call from the man I met in the gym 4-5 years ago, of all places, telling me that they're on board and that I can contact my attorney to set up my LLC and draft the paperwork.Needless to say this has been a life changing event.I'm writing this to show everyone, particularly (us) noobies that occurrences like these are possible.

I have found mentors by proxy and a true mastermind partner that I talk with offline quite a bit.

That way, you learn and earn and avoid a jam like this one.Alternatively, invest in training/mentoring from someone who has a track record of successful students.  

A lot of bigger investors shy away from properties this small because it's just not worth the hassle of dealing with tenants when you're not making enough cash flow.Spend time finding an investor/mentor that'll help you with a smaller complex and ensure you already know a solid property manager.