Anyone with experience here with this and can jump on a call and talk about pitfalls and best approaches that work at securing a deal?  

I have a cousin in Florida that is moving and would love to come to an agreed price on their place but just take over the mortgage instead of securing my own loan as I am looking for it as an investment and would be required to do 20% down (which I would not have). 

Unfortunately, that is when greed set in and it was voted that we needed to expand to other locations because our business plan was getting behind schedule.  

If you need a mentor, Adam Locklear is great he’s located here in Jacksonville FL but mentors virtually as well.

The cost of replacing the door is far more than the security deposit.

A tenant destroyed a garbage disposal with a shot glass- the next thing in my lease was tenant payment for repairs not coming out of security deposit and specific terms for hourly labor charges. 

One was a "steal" for the price: came with 3 TVs (including an 82") and an 8-camera security system.

While there are different areas with varying qualities, most locations have potential for investment.

I would be suspect of anyone promising passive returns north of 20% and not knowing exactly where Georgetown is located 

In a nutshell, I buy secured debt ( real estate note secured by a mortgage or trust deed)at a discount from a lender.