There are guys that are highly successful wholesalers BECAUSE they are upfront and honest.

Deal level IRR projection of about 17% is all I am able to achieve on deals that actually work on a 10-year hold.

Sadly based on the numbers and posts I see on here many people are losing in flips rather than successfully doing it .

I'd like to hear from people who've had success with the program.I found a great cash-flowing deal, however the property needs work to make it livable and won't pass typical FHA or Conventional standards.

With them just charging half of 1 months rent, it's a good trade off for me.However, I will say that the place is not seeming to have success in renting.

Trying to determine a consistent, low cost lead generation strategy and sticking with it.I find myself dipping into using different lists (tax delinquent, code violations) and driving for dollars and also looking to do bandit signs.I need to pick a strategy and stick with it until I get my first deal or 2, then use some of the money to start a direct mail campaign which is a common them among the successful wholesellers on the BP podcasts.

I would think there would be a number of GC that have gone through something similar in the past with some success, no?

If I am paying down loans then I cannot achieve that goal anytime soon.As far as your example goes it is not a BRRRR type property. 

One of my favorite quotes by Jim Rohn is, "Your level of success will seldom exceed your level of personal development".If I was coaching my younger self, this is what I would recommend: Read Brandon Turner's book on Rental Property Investing https://www.amazon.com/Book-Rental-Property-Investing-Passive-ebook/dp/B018UTI2DOListening to the BP Real Estate podcast https://www.biggerpockets.com/podcastListening to the BP money podcast https://www.biggerpockets.com/moneyshowAttend your local REIA meetings to networkStart analyzing deals to get practiceEngage more on the BP forumsAll the best!

I've read many articles and heard many gurus about achieving financial freedom by doing businesses in real estate.