@Dan Brewer  I generally agree with you except a few markets that the rental market absolutely tanked with the property values.. and that was PHX area and Vegas...

Why would I want to buy or build in an area that is going in the tank, just to diversify.

It really begins with a more social introduction, just because someone has money doesn't mean you need to prostitute yourself, give up your vision of the deal or get tied up with some shark type.

First, generally speaking, in most areas, all the sharks ( big, full time investors) already eat up the best MLS deals kind of behind the scenes and/or pretty fast once they hit. 

I fell behind on everything and my credit score tanked.

I became an investor in distressed property in Phoenix when the market tanked here in 2008.

The $8k is to have licensed electrician relative split the electric, convert to electric hot water tanks, and open the property up to 4 units instead of 2.

It has an oil tank buried in the back (if it's the one close to the Watsessing Station).  

It doesn't take into account risk of the market tanking or a bad tenant.    

I can tell you this.He is very good at what he does in his own investing businessHe is an excellent teacher with great "courseware"In a sea of sharks, he is unusual in that he is an honest man with a true interest in helping you become successful.