Since i will be most likely in Germany for the next 5-10 years i wanted to start the process now (deals, german laws, etc.).

After doing the program for couple of deals, I find out it is almost impossible to make profit on doing Flip with their system, since they are providing these stuff:1.Sourcing clients with deals on Zillow, that is anybody can do that, you can't buy a property with very low prices2.Asking un-credited investors to borrow Hard Money Loan, I don't really think anyone don't have much experience should borrow Hard Money Loan, with balloon loan mechanism, it is basically teaching new-bees to suicide.!

I am exclusively dealing with Section 8 and military tenants.

They find and fix the deals and we sign the checks.The idea was amazing for people whose time is completely eaten up by our employers, looking for a way to create retirement with rental income.However, that is not at all what he did.In reality, he found the crappiest oldest homes ( more like death traps), that no other knowledgeable investor would touch, and upsold them to us for $20-50K more than they were worth, lied about the numbers, and charged us for repairs he never did.

My out-of-state clients love it here because there are still deals that are positive cash flowing, meet the 1% rule and has tons of appreciation.

However, I have seen just a single deal in that same time, where a subject to could have benefited the seller.

Hello, I am new to real estate investing and I have a tentative verbal deal on a pre-market lake property that I would eventually like to make my retirement home (10 years or so).

What is a " deal flow course" ? 

You can still find deals here at super cheap price points - around $120k-$180k.

How about a management company to handle all these for liability purposes.If we decide to go with a series LLC structure for our real estate investing, where should our management company (to deal with tenants, manage rent, deals with expenses, etc) will fall into?