Hire an attorney yesterday, as you have already proven you don't know what you are doing by giving him two months of free rent.

Simply pay them 20% to throw you into their proven system and let them do all the work. 

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.5.

What steps should I be taking to educate myself on how to recognize a good deal?

I could put this on an interest free CC and pay it off over the next few months although they say with their proven "cash flow zone" this could be paid off in as little as a few weeks.

I've lived here all my life, and recognize good numbers when I see them, but I'm really struggling to determine a targeting approach.

Once you've proven your ability to execute the business plan on a smaller scale, you can consider scaling up to larger community, and raise money as well.

@Ryan Johnson I'm getting a lot of great deals right at 45 and 10 with some infill lots that people are starting to recognize as being 3 minutes to downtown and a lot of development spill over from the stadiums.

And, I think by and large you need to reach a person an average of at least 7 times before they begin to recognize you.... by following up again and again (provided your recipient is, in fact, a warm lead), you will get them to think of you when it comes time to sell or liquidate the asset.

Learn how to recognize them and act on them.