I’d find someone killing it and get them to show me the ropes by giving them value. 5 ways you can bring value to someone you want to learn from:Raise them money Bring them dealsManage their propertiesIntroduce them to connections Pay them for their timeThe question is what assets do you have that you bring to the table that’s valuable, to them?

There are plenty of scam websites that will send anyone a certificate as long as they pay a fee. 

I was in Denver a few weeks back so I know there are plenty.

If you haven't yet, I'd buy J Scott's book.

In looking at the allegations I'd say the primary red flag is the use of the word "guaranteed" when discussing returns.

So about 1,100-1200 monthly expenses after groceries and other miscellaneous things I’d say.

Honestly, I'd see if you could get as much professional help on this one as possible. 

Personally I'd work to find a way to hold out.

I know there are plenty who excel in this niche asset type.

If you're seeking properties with good cash flow, I'd love to get in touch.