(emphasis added).There are plenty of Wholesalers out there (both ethical and unethical) that also have their License, but INVESTING (retaining ownership for its returns) is a different topic altogether!

I would also add a little extra to the average because often if someone isnt paying for it then they use more of it.  

Call we buy houses signs, network with investors at REIAs, call buyer ads on craigslist...ask everyone what type of properties they like to buy.

Every extra dollar brought in from the property will be funneled into purchasing another prop.

Direct mail is so outdated, targeted FB Campaigns & Google Ad Words will yield so much greater response 

I currently buy and sell cars for extra money (buy below blue book, do value added repairs, sell at blue book value) and would like to start applying some of these concepts to real estate.

I was hoping that it would be considered a repair as this is solving a problem.Good point @Mike McCarthy, I should find out what are the risks and if something goes wrong, how is it handled ad who pays for it.

Finding all this work to be really fun is just an added bonus. 

In addition, some loans can have 5 or 10 year terms or not be fixed rate so if rates rise or you need to refi at the wrong time, sorry you lose.7) Overpaying - If you buy a property at too high a price you can cash flow but still lose because when you exit or try and refi you will pay around 5% in many cases to get in and out plus maybe not get your full purchase price out.8) Construction/contractor issues - contractors who take your money, do a poor job, take away too long etc. can cause major losses.9) Buying in the wrong area - If your B area turns into a C or a D the equity values will plummet as will your tenant base .

It isn't easy to find extra money for a down payment, at this point and so it kind of leaves us in an undesireable spot to be in.