I am about to venture in to my first real estate deal and I need a little guidance on how to split fee's with an investor (whom is also a family friend).My Aunt is moving out of the country and selling/gifting me her home in Yorba Linda for $800,000.

There are also substantial differences in bank lending programs across the country for multifamily properties.

You are about to take a drive from a starting point, to and through areas you are unfamiliar with, having a specific destination in mind, and financial restrictions, as well as expected, but unknown obstacles in your path. 

As I mention early in the book, the price ranges in the Estimating book are good for about 80-90% of the country, but certainly places like sourthern California are going to be above the high-point of the ranges. 

Our suburban Chicago community has so many members we've outgrown our meeting place (where we've been since BEFORE the crash), has weekly study groups to help people understand what they are learning and monthly all-day workshops where one of the instructors from our classes (I believe we are up to 20 instructors now, 49 classes totalling about 500 hours of on-line material available 24/7) comes out and teaches without selling anything.We have other communities around the country, as well.If that's "too good to be true", then good luck to you.One couple in our community just finished a 32-unit project (in four buildings) providing housing for homeless veterans: rents guaranteed by the VA.

Realty path has a pretty low cap and low splits I'm not sure what their training is.

If it's in the country which it sounds like, it might not be a great idea because why would someone pay lot rent from $200-300/mo when they could go buy a piece of land from joe farmer for 4-8k?

In some parts of the country the market is changing quickly.  

What would you say to yourself on that first day knowing what you know now to make that path of REI a little easier or less anxiety filled?

The problem I have with this is the inability to scale and the constraining factor of being tied to one property for the full year plus.After reading about the BRRRR strategy, I am extremely interested in pursuing this path if this is a reasonable and feasible option for someone with no rehabilitation experience.