@Amiris BrownMold remediation is the biggest scam going and makes me want to open a mold remediation company asap so I can charge people $20K for what will cost me about $3K to do.

There are a million ways to get deals, you just need to pick a method and devote everything you've got to it.

I was scammed by someone who I thought I had investigated well but later realized too late that they were not to be trusted. 

Adding a scammed contractor knocked me out of the game.

If it's occupied, then yeah you're getting scammed. 

Cap rates come from closed sales that are analyzed by an independent professional third party.Crap rates are fictitious numbers made up by clueless individuals trying to scam newbie investors.There is no reason for you to be trying to calculate either.

I did something similar, after a long career in something unrelated to real estate and only after I had some experience like you in acquiring rental properties, some property management experience, I realized that if I devoted more attention to it I could accelerate my growth, get financial freedom and be fine.  

About a 18 months ago I put a property under contract and assigned it to a private money lender who purchased it cash. He also paid for the rehab.

The plan was to rehab it buy it with traditional financing and rent i...

You might try pulling this same scam on some of the frauds promoting this type of operation.

They thought it was some kind of a scam as did my siblings.