Remember you can have 2 of 3 when hiring contractors...quailty, speed, low price. 

I remember listening to a podcast a couple years ago where the guest was talking about how he does joint ventures with sellers, but I cannot remember the guest's name or which episode it was.

Remember guys with huge net worths have tons of people looking to suck up to them for money or even mentoring but few have people genuinely loving them for who they are.

The key difference between the two is that IRR requires modeling an exit, and for inexperienced investors, that one major assumption, years in the future, has an outsized impact on IRR, which is less than ideal.

Best of luck in your future projects and just remember to know your numbers.

You have to remember you will not be a peer, even if you put money into the deal.

Does this sound ideal?

The house is not in my ideal neighborhood but with the initial numbers it would be worth buying.So more important question is if I want to deal with "average deal" house in this neghborhood compared to "great deal" house as it initially was.I guess I have some thinking to do too. :-)

Ideally I would like to just focus on one place but I don't know how to go about that as none of them shine anymore than the other from what I am seeing. 

Great memory @John Woodrich, yeah it was a Turnkey up/down a few blocks from downtown area can't remember who bought it.Small world!