I’d rather not have to spend 8K on a new roof then sell the place in a few years.

Of course because of inflation the payment in many years will be less money in terms of spending power.

dont spend too much time worrying about a webiste however, because I have found that unless you spend good money on marketing it, you will not get any deals from the website. you can find people on fiverr. com to get you set up on a wordpress site very cheap

(Side Note: if you really want to jump your credit score in a few months (because it takes time for the reporting to update), and if your disciplined with your spending try this;1st) I went and did the math to see what my positive cash flow each month off my active income (let’s say you’ve got $500 left over after you go through your monthly spending avg. which is all you kick out vs what you bring in)2nd) Go get a credit card with 0% interest for 12mths with NO higher than 5% transfer fee.( their are some with low as a 0% transfer and I had got that one on my 2nd round cause my credit wouldn’t let me at first)3rd) do a transfer balance after 24- 48hrs of opening the card (Nope you don’t need wait to actually get the card just call in and tell them over the phone to send a Blanche transfer check to your bank account in the amount of your car Balance; because you’ve only got a 30day window of transfer with 0% interest for the 12mths)4th) PAY YOUR CAR OFF IN FULL, and take your old car note (let’s says it $450mth) plus your $500 positive cash each month and add all $950 each month to pay against the balance on the card5th) in 45days start checking your CreditKarma app (its free) and don’t worry about the 5% if it’s larger than your car loan % because once you’ve paid your car off your score will go up and in a couple months of $950 your car will be paid OFF not in 2more years or so...Thus saving you probably more than $2,000 in interest on the car loan (so you get to keep $$) and time in payments.Your saving money on interest (keeping it in your pocket thus making your pocket bigger!

The reason why I spend so much time and money on marketing is so I can find these deals before they hit the market or another investor buys it before me. 

If I have to borrow money to get a cash flow property and spend a few years paying that person back maybe I should invest in a B class property instead or even just a plot of land. 

I am really needing instruction and hoping to speak with people who know more and can assist me.

I was watching a podcast by @sterlingwhite where he suggest to work for a mid size investor as an assistant so you can learn from them.

If he has enough for 25% down on houses in California, he certainly has enough to spend an hour with a real estate attorney and have the attorney draw up the proper papers.

Do not proceed without assistance and first learning the laws.Be very carful dealing with tenants.