I needed a classroom environment.

I know some people here are fishing for JV partners but misleading people isn't going to get you anywhere and you will be called out on it.There is nothing wrong with starting out with a performing or reperforming note if it gives you confidence in notes and fits your strategy.

I think this is something that a lot of experienced RE investors are increasingly looking at doing given the current market highs and low interest rate environment.  

Each lease option is for 2 years.Hypothetically, your numbers make sense, but the probability of acquiring 2 properties per year (or any in this environment) with no money down, subject to, are so low I doubt it will matter.

Also, residents are not always fond of living in a "hotel" type environment - so they're likely to report you if you do begin without permission.  

Rental returns area high, inventory is low and there are a lot of big fish in this sea.

I'd start by assessing what you know and don't know- what towns are you familiar with, what real estate concepts might fit your skills/ability/environment and then start learning more and more about those strategies.

I think i'll definitely try to go to the meet ups for Washington Capital Partners, this seems like the best bet, and also provides the informal environment that we're looking for to build this relationship.

Yeah in the short term property prices might come down a little as mortgage rates go up and make it more difficult to buy, and investors require a higher return on their money.But 10 years down the road you have a property whose rents and values have gone way up.Real estate investors only get hurt if there is permanent/prolonged deflation, if they have short term debt that needs to be refinanced in a rising interest environment or if you are unable to cash flow during a short term recession.One of Real Estates big advantages is that it is a hedge against inflation. 

probably a suspension at most and maybe just a don't do it again.. if its the one and only thing they did and especially if it never got to the bank .the major liability here is the person using the phony lease to secure the financing.Frankly investors do this all the time they dummy up leases for loans.. its far more common than you probably realize... and not an issue unless there is a default then its katy bar the door.in todays lending environment the LAST thing you want to do is defraud a state or federally chartered institution..