I dont have a proven track record where I could make that pitch to families.

With putting minimal down payments for the LTV and using conventional lending for the first few properties, there isn't much equity in them to draw on for expanding my holdings.

In general, we just want to be set up right and obviously with the minimal up front and ongoing costs, with the best tax implications at the end of the year.Thanks all for sharing your experiences.

When you hear stories of the insane returns people claim to be making off $30k rentals or a pitch for a turnkey, ask how long this person has held RE.

This is like a baseball game where you get an infinite number of pitches.  

Best case scenario, the cash on cash return will be ~ 25% (taking into account low vacancy rate and minimal repairs).  

Never a sales pitch, the meeting is based around education and networking.

Hi @Jon Quigley  one of the ways to minimize your risk would be to insert a financing contingency in the contract. 

Some great photos out there that show a great transformation with minimal resources 

Wholesaling requires you to find other active investors to pitch to and finding really really great deals so there is enough spread for you to make some money and for the person you wholesale it to also to make even more money.