In Real Estate as in any industry that involves sales you are going to get teasers, people making it seem impossibly good like offering an 8 unit apartment building for $39,000.00 Who would not love to buy at that price but when you call they tell you , " Oh that was a typo and the building is really 1,039,000.00.I have found wholesalers much like most regular real estate agents do not provide accurate ARV, repair figures or potential gains figures, they also will put in a disclaimer that there is not guarantee of accuracy and buyer is responsible to do their own diligence. 

Or maybe perform for a year or two and then no performance... 

Did you perform regular inspections of the property?

I would advise you begin to make connections there as well.Another thought on this project is, can you volunteer to be part of the rehab effort either for pay or free so that you can learn about what it takes to perform this kind of work and get a birds eye view of the standards this other investor operates by??

Then review the comps these sites have auto selected to determine if they really are accurate comps.Then you need to figure out a plan, is this a flip?

Also i inserted at the end of the rental agreement that a 3 month inspection must he performed every three months and we both sihned and intialed that statement.  

That knowledge takes about a week to read through, in 3 weeks you''l be comfortable with accurate comps, settlement requirements, title requirements and valuations as well as buy and hold strategies.

It's not uncommon for a seller not to show occupied multi-units unless they are certain of the buyers ability to perform.  

Then you get to profits to split, your portion should be last and include your management fee as that will be seen as a performance based earnings. 

Go Here Also For Available Properties,but be sure to do your due diligence before buying: I think you may likethis link:  http://lands.sos.state.ms.us/tfl/index.aspThe application process is easy:  You just submit it, and they will writeyou back with the actual cost, then if interested, you can accept/not.Thousands of Deals---Just Be Sure to Investigate/Perform Your Reseachon each property of interest (due diligence is key).Much Success Always!