Justin's first showing with me was on this small single family rental, and after just a few weeks, we were fighting off an already accepted primary offer and an initially rejected offer on our end.

The property was listed initially at 109,000 and over the course of (3) months it dropped to 90,000.

I initially was looking at studio condos in Boston, however my realtor advised that this Worcester property would be a much better investment.

Did you start with your own cash, or 1/2 your cash + 1/2 your friend's cash, to get up to your initial 20 doors?  

We initialed and signed in front of a notary republic and now she wants to quit paying.

I have not made millions as an investor, I just spent more time that I like to admit in "the trenches" (10+ years).First of all the initial due diligence is extremely important needless to say to confirm the collateral is foreclosable but to identify the potential exit strategies for that loan and have a plan in place.

Thankfully, Flips & BRRRRs have a lot of the same initial steps and so targeting one doesn't make the other impossible (or even difficult). 

Why is your initial reaction to jump to it being the owners fault?

Kenny initially I am focused on south Chicagoland area (the market i know amd understand) to start and would factor in the costs of a property manager.

@Adam Schneider  -  Initially it was just going to be for the agents in my brokerage, but I had a lot of people say that they had friends that would also like to learn more about investing.