Is my best bet to partner with someone?

Most basically did not have anyone in the office that had this focus.I then asked since they do not have anyone there that could “teach” me, would I be allowed to “Learn” from an outside mentor (active investor) that may not even be an RE agent of any kind.Even though my intent was to only shadow this mentor and NOT have them actually write my deals, also I would have my broker review them before turning them in, I was told I am not allowed to “Learn” or shadow others outside of the brokerage.Now this seemed very odd to me, but from certain views I could understand why.

If they're illegal, and odds are they are, don't put them out anywhere.

@Bryan Collins  it sounds like your best bet is to contact a real estate agent that you know and trust to run comps and get a solid ARV.

When someone has been in the property 7 years you can bet that there will be some rehab if they move.

@Benjamin Timmins - If it smells fishy, odds are it is.

A prospect called me the other day inquiring about an apartment I have for rent and I got a strange feeling, but maybe it was just his personality...anyway, he said his boss wants him to move closer to work and wan...

Sexy return for the effort, you bet!

Basically with the numbers you have provided you are betting on appreciation.  

Probably your best bet is to chat it up with local investors who have been in the area for years and know what makes the market tick.