Having said all that, I have since developed a relationship with a commercial lender that I game plan with before I purchase into a situation like this.

Is it wise for someone new to this type of investing to try to get in the game now or wait....?

Who can jump in and give you a game plan or lead you in the right direction. 

But that puts me behind the game.

So I guess you could rent under the table but it puts you at tremendous risk...we had to either sell it as a land contract or sell it outright...no rental, no lease to own or anything similarly.

I'm still new to the game, I haven't bought my first property yet but am actively searching. 

It's part of the game. $2K per month for a 3/2 is not bad. $2K per month for a 2/1 is a stretch.

I typically invested in the stock market 10k a year and after so many years of the roller coaster I decided that instead I would invest in single family homes, duplexes and triplexes using my yearly stock market money and cashflow from rentals.I only post because I had to walk away from the deal because it didn't fit the plan I set up and being new to the game I feel until I get x amount of units under my wing and more expericance that I should stick to the plan.I have had a lot of friends make good money flipping and I have some who worked there butts off for 14 cents an hour.

I signed up a couple of week ago and I have been reading the BP starter guide and their other real estate books to gain the knowledge that I need before getting into the game. 

I also have a meetup once a month in Yonkers and we play the rich dad cash flow game.