I have yet to make my first deal and am currently struggling to find leads mostly because I am cash strapped and trying to budget as I go.

15 years of investing in class B single family in Milwaukee with a medium size portfolio: 1 eviction and 3 cash for keys.I am on the board of the RPA Rental Property Association of Wisconsin and 2%-3% sounds about right to me for class C and D portfolios based on what I hear from our members.A good MF portfolio should have under 30% turnover rate, with SF you can get under 20%. 8% eviction seems very high in that context. 

Is there a way to find a mentor who I can shadow and learn about the deal process?

also tough to find, and not a fit for everyone.with that said... i have to ask you about the property you're looking at. 

If you can't find what you're looking for, try the Bigger Pockets Fileplace.

So I started my research on comps and there are a few vendors out there that do these ag profit sharing agreements but I could find NONE in which investors said things working out great. 

Basically, Americans are still using their houses as piggy banks, and this just gives them another way of doing that.The argument is that it is too expensive to do a cash-out refinance if you have a 3% fixed primary loan, and this will provide options.What we fail to realize is that equity in one’s home is a hedge against many things like a downturn in the economy, or inflation.

If it were vacant, you would have a larger pool of buyers. 

An approach you might want to take, is to break down each component of the rehab into its own price per sqft/linear foot/units for both materials and for labor.for example you might find that flooring costs and average of $3.50/sqft labor to install + $3.00/sqft for materials X square feet = cost to refloor+ always add an extra 10% for unforseensSo you would just need to do this for every part of the rehab based on what needs to be done and what level of finish you are going for.keep in mind that some things are measured by sqft, like floor, and others are measured by linear foot, like trim, and some are measured by total area, like drywall and paint, and yet others are measured per each like tubs and toilets.A good place to start with figuring costs is The Book On Estimating Rehab Costs by J.

I need to continue to pursue cash flow but would very much like to be in a more remote position to spend time on the lending side because being a realtor and appraiser is limiting in a local geographic sense.