Something I don't understand is the peak season.

Bigger Pockets has many resources available in terms of where to start, certain metrics to understand, and strategy specific learning modules.

I am having a hard time narrowing down a location to invest and would like to better understand what specific things i need to look for and know in order to understand if an area is a good investment.  

As best as I can understand it, they "joint venture" with the seller.

Some may or may not be appropriate for each case, so I would encourage you to speak with professionals who understand the implications of each strategy, along with your personal goals. 

This step-by-step resource is designed to demystify the often complex world of lease agreements, providing you with a clear understanding of the process.

I am aiming for cash flow and appreciation both , i am clear with investment objective i.e. financial freedom, in terms of timeline - i have just started scratching the surface of real estate investing i want to learn as quickly i can and gain information in order to get started for searching deals, budget and risk tolerance would like to put a number when some progress i have made personally in understanding of whole process, my diligence and external factor dependency, that's why looking for some basics to understand and path going forward 

It’s understandable mate and it can be a while sometimes to get a property stabilized.

Look at the projections and understand the business plan and risks associated before investing.

I know understanding what a good deal is is important to attract the investors but once I start working with them, what are the most important things from your perspective?