Also, if you haven't already, it may be time to leverage your portfolio and start marketing new deals to new investors, if all you cash is tied up in your current investments.

Even more so for the people who are in favor of leverage, they'd have little left to sue for (vs the people with paid off houses/cash). 

Worst case you will get a first hand education from people that are actually doing deals in your area. 

Here is why I don’t get the math and I’m sure someone more educated and experienced than myself will be able to see the flaws but for exampleSay I lose 200 dollars a month on the property..... that’s 2,400 a year x 30 years.  72,000 dollars over the course of 30 years.

(Should I buy a foreclosed property, leverage my "first-time-home-buyer-card" and use it as a 5ish% downpayment on a townhome in the 200-300s, or save it in a high-yield savings account until I have another 10k?)

Let's not forget that a great reason to use long term financing for leverage is to hedge your monthly commitment against inflation.

Solid cash on cash returns that I had in mind was 10% or better after discounting gross rents by 35% for various expenses & reserves on a purchase price up to $500k using leverage on a multifamily building. 

We also have a Newbies Subgroup meeting especially for new investors but all meetings have educational content for all levels of real estate investors.

@Timothy J.I don't have any experience with this directly as far as forming an LLC, however we have bought a few investment properties using leverage under our name(s). 

I am a new investor and have been on the education track.