Brandon You have to get out of Suffolk County and start looking into other areas where you can still get a good deal and the rents offer a positive cash flow without having to put 30% to 35% down. 

Work with someone who has actually closed on a 5+ unit deal recently.

I am an investor myself and have purchased rentals that are all clean BRRRRs and 1% deals - positive cashflow, 1% rule, and tons of appreciation.

This is still the best deal I’ve found so far.

We've settled on the price of $67,500 usd with the seller.Now - we struggling to find a way to finance the deal.

We are finally starting to see indications of some deals in the Smokies. 

I'm specifically interested in learning how to land a pre-foreclosure deal, but I think I need a structured system for educating myself and have a teacher/mentor for support and to hold me accountable during the process.

I had never seen anything like that in my career but it seems to work we have funded half dozen deals last quarter..

You need someone like James Wise to chime in on this for management tips, if he has 2 seconds to spare. 

If you haven't, deals will start presenting themselves in the next twelve months.Gino