I'm sure you can get a house in Phili for what you have now but weigh out the risk/reward of getting a C/D property.

Not only can they help you out tremendously with advice that some charge thousands of dollars for but lots of times they can point you in the right direction as to who the real wholesale players in the market are.

As for finding a mentor... network with people on the site, or even better go to a local REIA and meet the big players in the markets you are interested in.  

Depending on your area there are usually a few big players that have a lot more money to play with than you.

My success has been due to being in a very niche market with few players that do much.

I did take out a 3 secured CD's to keep my credit revolving and increase my score in case I wanted to leverage. 

To check on the tenant and the house weekly to make sure the boyfriend didn't just move in or the adult kids just move in, and that bad things are not happening in your house or that your tenant didn't just move out in the night in the middle of winter and turn off the gas, but not the water.For my $15,000 which my IRA is looking to invest, I am going to get to know the major players in my market or any market.  

This tax premium is a big reason there are so many abandoned duplexes in C - D areas in Memphis.

I have a 6 unit listed on the market for 7% (which on paper sounds good) but it is in an area where investors are expecting more around 8-10% (C/D class).

From a fellow Ohioian and tennis player, great work so far.