After reading so many intros of young, single, eager individuals, I'm hoping I'm not too late to the game! 

We have tried multiple local collection agencies, and we have not received a penny for over a hundred thousand dollars of bad debt submitted to them.We keep hearing, "It takes time" but it's been well over a year with the most recent one.

This is all a psychological game to just get the user to cave in and think later.

If you try flipping make sure you buy right, know your numbers, have the help you need and having multiple exit strategies is recommended.

If foreclosure is what you want to invest in get a head of the game and focus on a target area and know if that HOA is a pain to work with, you might just find someone who wants to sell quickly to get aways from the HOA.

Contract negotiation/formulation, title company coordination, pulling comparable sales reports from their local Multiple Listing Service, rent estimation (if a rental property), neighborhood information (more important for out of state investors), and an honest/informed second opinion.

Still, I’d recommend vetting contractors thoroughly, getting multiple bids, and setting clear expectations upfront.

GP's typically have to put skin on the game.

Now I have a portfolio here of STR's and have helped multiple other out of state and new investors do the same, or reach their goals in whatever strategy they are wanting to move forward with (I started house hacking). 

Once you pass, the shares could be a better option to move along to your family if you have multiple children in your estate.