If so that seems reasonable but i am not strong on knowing labor prices vs labor and materials.

You MUST be fully committed to something to truly be successful with anything in life!

I agree with a strong "NO." 

. -- I typically have the property under contract, and thus approach the conversation from a position where there is a strong possibility of a working relationship.  

Lacking any one of those can cause you to invest in a shaky project or lose your investment (foreclosure is an incredibly expensive and drawn-out process).Another cash flow option is to indirectly invest in real estate via a Private Real Estate Fund.Investing in a private loan fund:Pros: You gain a real estate asset managed by professionals and avoid the risks and illiquidity inherent in the direct investment.Con: Your investment funds can be committed for a longer period of time.

@Sean De Fry Orlando year over year has seen very strong job growth, population growth, and property appreciation.

Warren Buffet said it best "Writing a check separates a conversation from a commitment" A $20,000 retainer for a trial attorney is a hell of a commitment.

The only things I feel strongly about are paying him a fair share and keeping debt separate whenever possible.

As good as a property may seem, it can only ever be as strong as the market in which it sits.

.$200 or $400 per month cash-flow per unit is fine, but the real wealth is built buying odd or otherwise strong but unfinancable assets at discounts and repurposing or renovating smartly into something special.Will I now buy an A class single fam at a 20% discount that only breaks even or loses a couple hun a month with 10% down?