Be wary of hard money loans; they can be pricey, often around 12% interest for newer, which can quickly eat into your profits and also require a high down payment.

In 2016 my parents loaned me the down payment for a rental property ($150k toward a $600k duplex in a midsize East Coast city).

Rent payments were being made prior.

It's a disappointing tactic that takes advantage of people's trust and eagerness to learn.So, how can you avoid falling into the trap of paying for information that's readily available for free?

The rent by room was managed by a company which I no more trust and started exploring other options 

Like down payment assistance.

Paid the mortgage and HELOC payment for 12 months while the whole debacle was finally resolved and the units are both rented.During rehab, there was a break in and the furnaces were stolen.

Its why I sold all my rentals I bought with conventional financing back in 2004 2005 2006.. having so many loans my fico could hardly get above 700 even though I had never missed a payment in my life and I paid all my CC monthly and have for 25 years and NO other debt than car loan.. 

Quote from @Gian Pazzia: For properties that small, you should budget $450 per property and use cost segregation software like the one below from a trusted brand that has been in business almost 25 years.

Even if they tell me they are moving out the end of that month, I still start the eviction process for non-payment.