I thought it would be extremely formal guys with briefcases and way over my head. i felt it rapidly grew my network, knowledge basis, and confidence that has propelled me to be successful in acquiring 300+ units over the last 4 years. 

If you're using your real estate license as a means to make the same/more as your W2, then you will face an uphill battle - unless you work extremely hard. 

BUT, being sued, and loosing is extremely rare if you're reasonable careful.

Talk is cheap.So my last purchase (Dec 2031) was the extreme negative cash flow.  

$400,000 seems extremely high for a rental property.

While we don't get significantly higher rents, we have extremely low turnover rates.

Does anyone have any advice for how make quick contact with leads or how to find/build a list to make cold calls?

Not only will you learn different neighborhoods, how to manage people, and costs of construction, but they can get paid extremely well if you get good and know how to work with the City.

Hey BP Community,I’m working on a unique deal and could really use some guidance to bring it across the finish line.A broker that I have worked with in the past came to me with an opportunity that I am extremely interested in. 

In some cases, if the ARV is outlandish or the change in value is rapid and extreme (ex: purchasing for $100k last month, appraising for $500k thirty days later), it may need to be supported by a CDA or evidence of repairs/upgrades.