Greater risk to play the game.

My intention is to find a flip property, but I am new to the game, so I must be conservative in my offers.

Are there any hard money lenders or investors that can give me advice on bringing my "A game" to the table when looking to borrow for a purchase and rehab!?

As it often said in BP forums, its a numbers game and persistent pays. 

The book was a game changer for me personally.

& @J Scott Definitely agree that it's a math game.

My mentor / business partner who is showing me the ropes in RE is starting his own property management business after being in the real estate game for 13 years.He is offering me a job in said property management business as an on-call maintenance person, and also said he can pay me to do yellow letters for him (I currently send out a lot of them for my own investing purposes).He said he can either pay me for each letter, or a 10-15% commission on income from any leads I generate (so if I land him a property that he makes $150/mo on, I would make $15-$22.50/mo on each property. 20 properties = $300-$450 / mo total).Either way, he will pay for all the material and postage- so I'll just be taking care of the rest (printing, packing, sending).

I'll be honest, I am a little nervous about doing that first sfh deal and I think that's mostly because once I do that it's no longer just talk and numbers ... now i'm in the game and have the responsibilities to sink or swim.

I don't know specifics other than personally knowing a whole list of satisfied customers through the years; none of which were RE investors; mostly primary res, consumer loans, banking, etc.

However, print advertising for commercial property for rent for a week or a couple of Sundays should not be very expensive, so I would probably do both just to make sure the judge is satisfied.I am assuming the upcoming hearing is about lost (previous and future) rent since the customer vacated the premises.