The trick is figuring out what, specifically, is an "investment".

The trick is you don't want it to be your own money.

Being flexible with your exit (having a pony that does more than 1 trick) gives you more options and a higher conversion rate!

Keep in mind, the properties in war zones will trick you into thinking you have the highest rate of return because they are so cheap, but you need to factor in vandalism, vacancy, etc.

Any red flags I need to take care of, or tips/tricks?

Trying to wholesale instead of acting as an agent makes you a 1 trick pony, So much more money to be made as an agent. 

I am reaching out to BP members and am all ears for any tips, tricks, and advice!

I dont plan to use one on my next flip purchases, but the on-the-job training i'm getting now, along with some tips and tricks from an experienced contractor, is invaluable to my future and the money i will save. 

Bandit signs will do the trick to get the calls coming in.

Hello @James Swyers You definitely have the right frame of mind in seeking a mentor - a seasoned local investor can be invaluable in helping you learn the tricks of the trade here.In case you are interested - I wrote about my experience finding mentors in this "Ultimate Guide to Finding Incredible Mentors" - I hope that it helps you with your search!