After all rape is just the word of the victim that it was not consensual sex, breaking and entering, well the door was already broken, every theft, every credit card fraud, well the owner said I could. 

Anybody who says this is a good or bad idea without any more information isn't doing you any good.

If anyone could include what to look out for in a good deal and a bad deal

You would want to look for an owner that has a loan through a bank or credit union or one that has no mortgage. 

For example, there are many local credit unions that offer loans with as little as 5% down on multiple investment properties with no PMI.

We would all love to have that note that has 5 years of perfect payments, 800+ credit score and a 20-25% down payment. 

When you tell them they will only get paid when the loan closes, they will disappear.If required, the only money you should ever send to the lender is for a credit check.

You end up getting a wholesaler who knows little to nothing and has a massive ego which is a bad combination.

I'm new as well congratulations on you're first property me and my fiance was going to start a real estate business but she has cold feet so i already have a LLC she the one who has the 820 credit score and I'm getting mine back in order we both have one property each i just loss my contract for my business so I'm thinking about using the equity from my home or turn my home it a bordering house just need some mentoring 

You could see if a local credit union or community bank will give you $20K.