Am I living in a dreamland thinking I’ll be able to find something with these criteria and the amount I have for down payment that will make any financial sense?

That is for the individual investor to decide.

However, I went to the first meeting and the main speaker was an out-of-town guy giving a super high-pressure sales job for some MLM program called "Financial Education Services Protection", which didn't actually have anything to do with real estate, other than he was pitching us to pressure credit challenged prospects into buying this (my opinion) predatory program.

I own a tax return preparation, financial planning and business consulting firm that specializes in tax returns for real estate investors and setting up LLCs for investors.

Some elements that will make a condo non-warrantable are:* High investor ratio* Insufficient reserves/Bad financials* Litigation* Buying as investment vs primary/2ndWhen the condo is deemed non-warrantable for the specific transaction, then the only financing option left is a non-warrantable condo portfolio loan.Hope this helps.

A person in your financial position has no business doing real estate.

Prepare your financials just like you would if you were any other business seeking a business loan.

My observation from being close to some of these individuals is that there are two main reasons why they often don't invest with other investment managers:1-they don't know them (trust)2-they don't like/know about their track record (competence)Since my current track record in producing returns through RE investing is non-existent, the only currency that I have going for me is my character.

Each offer must include a renovation plan detailing your plans to restore the property and your financial investment.  

We wholesale 25+ deals monthly all over town, reach out if interested in getting on my buyers list.My question today is.What do you all think it is that makes your individual market strong for real estate?