I'm here for the endurance game though, and have the drive and persistence to learn it all!

Again, other might feel differently here.b) Skin in the game: as a conservative investor, I understand that the dirty secret of industries that the waterfall compensation is in the line with me and incentivizes sponsors to take more risk.

I’m trying to get into this game & wholesale seems like the only other for me , I have little to no capital .

All with just 3.5-5% down.On the other hand, investing upstate or OOS can get you in the game at a significantly lower price point and give you a better shot at cash-flowing.

You always play the appreciation game. 

It is a long term game.

Or, if you want to just talk straight investment strategy, you and I can meet up and talk about how to wade into the investment game.

I would finance it for the price of approximately 130k after taxes and would pay about 15k to have it installed (which can be financed with the board as well) The billboard company hasn’t given me a down payment amount but I’m thinking I can get it around 5-10% The location is right by the exit for a large casino that is already willing to rent.

@Raman Saka  Let's take a look at your game plan and where you are financially today. 

I'm happy I did it and used it as a learning experience before converting to long term rental which has been good consistent income 12 months of the year with great tenants.I agree with @Chris Lopez and find something that is a base hit, get in the game, make mistakes and learn from them.Best of luck!