This applies more so based on location not on or in all scenarios that is why I mentioned avoiding a CALI purchase if possible.Hopefully that makes sense based on previous comments. 

I then hold an open house/showing for those that qualify based on the criteria. 

I don't know about you, but in 30 years I'd rather be sitting on a million-dollar asset that I own free and clear (because someone else paid it off for me) that is generating multiple, multiple times the rent I was collecting when I first acquired it and in which I can fill a vacancy with a qualified tenant within two weeks because the area is so desirable that it can't keep up with housing demand than on some boondocks asset that I only purchased because it was the cheapest thing around and "cash flowed" $200 per month on paper but barely appreciated over the years and whose rent appreciation has marginally kept up with inflation and takes me three months to fill a vacancy with a "qualified" tenant who even then might get behind on rent because his hours were cut at the gas station 30 miles away (true story; my tenant worked at a gas station in Boron--only job he could find).Personally, I'm keeping my 4-unit in Santa Clarita and investing in development deals and notes until an incredible off-market deal lands in my lap (keep dreaming, Logan) or the SoCal market cools.  

Back then I really wanted to invest into real estate and I did value the knowledge of experts but the sales pitch made me think that my upfront 20k sacrifice would be repaid in a sequential frequency of wholesale deals based on claims of previous students with successful deals, thus reasoning it sequentially.

Then, understand your exit options based on the initial conversation.

I'm not currently operating in MT, so don't worry, I'm not going to try to pitch you on my company, but I'd be happy to talk you through both sides of your options based on my 20 years in this industry niche.

The land I will be building on is being given to me by a relative by adding me on to the title deed so I won't have any money invested in the purchase of the land. 

Yes, The way it works is you can take out 80% LTV based on the purchase price and any repairs or receipts as a total.

 Where you’re based and where you invest (or plan to invest)- I'm based in Dallas, Tx where I was born an raised.

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