If you are buying every year in the same metro area it can get problematic from a lender perspective. 

Put 20% down on the duplex and did a BRRRR on the single-familyIf you want to continue buying similar properties you don't need an expensive mentor. 

So you want to buy when or where inventory is up-- irrespective of rates.

We have thought about buying an investment property and not sure if we should flip a house or buy a 3-4 rental.

Talk to you county tax office they should be able to tell you exactly how it works for your state.Also you can create self directed IRA'S with checkbook control or a self directed Solo401k. 

I'm in 38114, which may be the problem, but I will never buy another house from them. 

I'm a buy & hold investor in the Marion, IA area.

The reason they offer training is so that you will know what to do to buy low and sell high for maximum gain.

Purchase price: $1,800,000 Cash invested: $960,000120ft tunnel carwash with 3 detail bays and an upstairs business office. rebranded the carwash business to match the same name and logo as two other carwashes and offered a joint monthly unlimited wash pass that was usable at any of the three wash sites!

Keep them coming!