Plus you could be out of place in a mastermind with experienced operators discussing high level strategies and issues, whereas you may have basic questions and issues.

Conduct thorough market research to identify target areas with high investor demand, distressed properties, and motivated sellers.

I personally like to buy real estate that has A) excellent long-term prospects ie. area growth, commercial vibrancy, high housing demand, rising rental rates and B) positive or at least neutral cash flow.

However, these brackets are frequently pulled off by guests, leading to high maintenance costs.

Here in the Reno, NV market multifamily prices are very high so it would be better to buy single family.

Below is a high level explanation.

I was wondering if giving not exactly 10 but something on the high side would attract someone to invest with me:)

Stuck in a blanket loan and the release prices are too high. 

I didn't realize I am back in high school?

If that is the case, then I highly recommend trying to stretch your capital across multiple deals vs putting more than the necessary amount into one deal just to cash flow more on that one deal.