In the end, every experience is very rewarding.

I don't have any experience with WIP.

Does anyone have any experience with them?

Looking to start a cashflow portfolio with multi-tenant properties.Please feel free to suggest other places too.

Another option is to buy foreclosures but then I am scared that I mess up since I don't have any experience.

I've gathered that one of the best ways to learn is to follow, shadow, or talk with those who have experience and have found success in REI.

Ideally it would be mostly cosmetic and nothing serious as my free time is fairly limited with work/school.

You can upload a photo of yourself to say hello, you can write a quick intro, and then you can see boxes when you scroll down on the left that when you click will allow you to add your company information, and it's always nice if you've invested in real estate in the past to put information about the deals you've done so people know what experience you have!

If you haven't tried this yet I'd recommend playing around with some of the BiggerPockets calculators here https://www.biggerpockets.com/investment-calculators If you have a pro account you can use the calculators as much as you'd like, if you have a free account you do get a few free uses of the calculators!

The primary calculation is based on X% of purchase price (depending on lender policy and borrower credit/experience) + 100% of rehab (normally).