The attorney we use charges $800 for uncontested and $1,500 if contested. it's not wise to look for an inexpensive attorney when its hundreds of thousands of dollars at play.

Sad part is I’m driven I can find great deals currently have 3 houses that can make tons off but I don’t have anyone to help me and everyone wants thousands of dollars and doesn’t really involve any kind of actual mentoring but begging for help on their chats.

If called due (I’ve done several thousand probate deals and it’s happened exactly once because of my early lack of training 40 years ago) you will run the risk of needing to pay of the old loan by refi or selling.

As you know there might be thousands of company around the country who are willing to process the fund.

So I don't know if it makes much sense to buy a rental property for about 200k-250k, just to make a few extra thousand a year (based on a 5% return).

What makes you stand out vs the thousands of others that " want in" and never do a darn thing.  

Some of those groups have tens of thousands of members. 

Is it urgent I have to replace that retention wall which may cost thousands of dollars or can wait until that retention wall collapses completely?

Become an expert in one location.There are thousands and thousands of real estate investors in Canada, profiting from their rentals.

So for a good deal flow you need to market, your farm needs to be several thousand units large.Frankly, it's a lot easier to become an agent.To that regard I’ve seen a real estate agent spend half of what it would have taken to built a profitable wholesaling business and become THE dominate agent in our city of 135,000 people.