And I think that the sub-to gurus come across very scammy (making more money from their courses and coaching than actually doing deals)Why do you want to do sub to as your first strategy in a red hot housing market? 

I refer a lot of people to this guy for DSCR and other loans for investing:Ron Vega - Has 50+ different investors, including 2 who can do non-warrantable condos.

The biggest mistake I made was not finding a good mentor/coach.

So the first 10-15 minutes seemed like you were just watching one of the coaches get set up.

Depends on local laws/regulations nIn Vegas, you have to be given the HOA cc&r’s, you have to be given the option of uo ti 3 days to examine them and the Hoa financials, and you can cancel without penalty if you don’t like what you see.If you’re ok with what you see you have to sign a form saying you understand you don’t have complete control over property you own and fill be gorever responsible for payments. 

I can only talk about Vegas and the Lake MTkA area of Mn.

If anyone has tips/advice I'd greatly appreciate any assistance or coaching.  

I've connected with people from Denver, Las Vegas, and NYC.

Inflation of 7% makes saving money in a bank account at 1% worse then betting on black in Vegas. 

I was approached by an investor named James Holloway on Instagram offering one on one coaching.