If so, I would buy one, fix it up and get it rented.

You many also need time to fix and paint things.

For instance, I considered what if I structured the deal to where I find a good deal that fits my cash flow requirements, my proposed partner puts the money to purchase and fix the property, we own it 50/50 or even 75/25 (in favor of the partner) but I do the work to manage it and also keep the cash flow.

Last year we bought a property with three mobile homes on it and this year we just bought another property with 3 different lots but only one mobile home on it that we plan to fix up and put an additional two MH's on it. 

Low interest rate, 30y fixed and 25% down.

.), which makes me think the sinkhole is NOT already fixed (this is a question I have out to my agent). 

Buy cheap houses with cash, fix them up and rent them.

You can get a 30 year fully amortized product but it wouldn't be at 6% i think more along the lines of 7.5ish Max LTV 75% fixed anywhere from 3 to 10 years 

As for a mentor, I'm thankful to have a broker in the family who has already taken me under his wing. 

Most Boris facing imminent foreclosure what happily take 10 or 20 thousand walk away and I'm speaking of the ones with a lot of equity in their property already and yet they're fixing to lose it for different reasons.