I got tired of borrowing my friend's trailer and could't find a decent used one.

I had a friend (non investor, yet) that said I should buy something that needs minimal work.

Hey guys, after 5 months of designing and going back and forth changing little details here and there, my friend and I finally finished this design.

I was discussing the flips with a friend and he was explaining that he had rental properties.

. - Be friendly.- Add value.- Trust in Karma to work itself out.- Be helpful. - Add value.- Be genuine. 

State of Illinois is a tenant friendly state. 

., I have a close friend who is an agent and works in that area.

@Matthew Charron I do hope someone takes you up on your offer.In case no one does though, I'd recommend you attend a local real estate investor group like Black Diamond REI in southern Mass. or RI Real Estate Investors Group in RI.You'd want to engage several people in conversation, particularly during the times at the beginning and end of the meetings when folks typically network, and maybe ask a few folks out to coffee.Many people look for "mentors", and that might work for you, but another approach to consider would be just to try making friends with people who are one or two steps ahead.So maybe they're not successful full-time investors (the Holy Grail of Mentor-seeking), but instead own one or two rental properties, or have done one or two successful flips, or really anything in one of the directions you want to go.I find that can be easier to achieve, and you can get a lot out of it because such folks are very familiar with the challenges you face - after all, it wasn't long ago they were at that same point themselves.

In all the offers I've been a part of, a pre-approval from a traditional lender < POF from a HML < POF from an individual partner or family member < POF in personal name showing assets (like stocks) < POF in personal name showing cash or cash equivalent.Know that some of your competition, when offering on a property they know many others will be going for, emphasize their offer only requires their signature - no lenders, 3rd parties, or anything else... a true cash offer where they 100% control the decision.  

I could also get a contractor friend of mines to do the fixing up.