Need to start looking at markets on a macro level vs.

Not only that, but when you start leveling up in the development and multifamily investment game, you have to present yourself as a responsible fiduciary of money.  

So finding motivated seller leads give the seller or owner a way out of their bad situation, i.e. debt, and allows a buyer to take them out of the situation simultaneously finding ways to lower debt or raise value of the house to make a profit..

Entry level house, needs $5-15K of rehab and have $0-15K of equity.

this is a refinance the 5.25% was already done years agothe property is rented out right now so all costs are covered i just wanted to see if a lower rate was possible 

Lower equity - with FHA loans, closing costs are expensive, but you can often roll some or all of the closing costs into the loan and pay next to nothing at closing.

From a high-level that process is: - know your goal and reason why - know the terminology - know how to run the #s - know how to find the good market and submarkets - build a brand - find team members - find investors - find deal - do right due diligence on deal -  close and do asset mgmt Investing in someone else's deal will be a little helpful just to see the process but I think the better approach would be to align yourself with the right people to help you work through the process I outlined above. 

I saw the tax return I/E report owner sent me.. the income on tax return seems to be much lower than the report sheet he given me...the broker stated sometimes there is cash rent transaction between tenant and landlord that not showed up in tax return...how can I vertified this?

There is a great deal to learn about investing that needs to come first. 1) Investing is in income properties is risky regardless of what other may say 2) Education is the key to success 3) A $135,000 property is not going to have appreciation of any significant level.4) Appreciation does not pay your bills

BP podcasts are a gold mine of information.Although my company is based outside of LA, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S.