Then you boogie to find a buyer and its their EMD that goes into escrow to secure the deal. 

Quote from @Conte Cuttino: My advice is very basic: always hold a property unless you can sell and invest the money in something that provides a greater return or moves you closer to your goals.

If too many bad sub to investor screw up deals or provide false information to the seller we have see Uncle Sam come down with new regulations.

It's hard to secure funding for these small deals. 

If anyone could provide some insight into where the best zip codes to invest would be and also any referrals to boots on the ground would be amazing!

I’m going to shop around to some of the companies you all provided and also do some networking with brokers! 

@Jenifer Garcia The theoretical example you provided is already a great deal.

For anyone new and Learning - anytime anyone says anything that insinuates a guarantee or provides a guarantee run as far away as possible

I appreciate any insight and advice this community can provide.

I have a "notebook" (that's basically a file folder, in Evernote) for different types of info I want to have access to later: lender info, referrals for service providers, property listings that I come across and want to check out later, websites that have demographic info... all sorts of things.