The cash flow might not be as good initially but the returns over time may actually be better and the extra expense up front will be worth avoiding the trauma of dealing with extremely low end property and the issues that come along with this asset class.

Nothing could be farther from the truth.

Sit down, and do a thorough audit of your budget...you may be surprised how much "extra" investing capital you have.

Without those extra details my answer wasn’t super clear thanks for the additional info added

Was reaching out for a family member and thought of the BP Community as an extra resource.

In my mind you could find some terrible happenings by spending a little extra time and effort.

@Sonny Sach IRR is equivalent to an annualized return, except it takes into account Net Present Value (NPV) of money; or that a dollar today is worth more than a dollar tomorrow.High level, if you gave someone a 15% annualized return in cash flow every month for 3 years and no back end sale proceeds, your IRR and annualized return would be 15%, because it was 15% always.If you did have of that in cash flow (7.5%) and made up the difference on the back end sale at the end of year 3 (22.5%), you would still have an annualized return of 15%, but you're IRR would be LESS because it took 3 years to get the extra money instead of throughout the entire period.I haven't done the math to be honest, so in the first example they may not be exactly the same, but they will be almost the same where as the 2nd example there could be a couple percentage points difference between the Annualized Return and the IRR.It's because it takes into NPV that IRR is generally regarded as one of the more important metrics when comparing different investments because in incorporates the length of hold to achieve the desired return. 

On the minus side, they are usually sold through a bunch of middlemen who charge a whole bunch of extra fees, sometimes as much as 7 to 10%.

Extra credit if anyone can point me toward an online course that doesn't lock you into the full amount of time if you pick up quickly on a certain section they are teaching.

You can pay them extra to move early,  all that said if they won't you have to honor the lease.