Please do not get excited to spend that $3k, study nothing down methods.  

I am open to discussing other methods of beginning in real estate investing besides wholesaling properties.

If your strictly looking for cash flow then I would leverage those funds into more of the BRRRR method so you could buy quite a few single families.

I'm not saying it's a method for everyone, but sometimes if you cut off any other options other than doing it, that is the only way to get past the fear, the unknown, and the years that pass of not taking action.

It is also the basis of our fantastic capitalist nation.So give them some crumbs, such as the method you used to find the property.

You might want to ask around here about people who have used listsource.com for their mailings -- when I was researching marketing methods for our company I saw a lot of threads between people who have used it.

I have his lease documents as well and it all looks legitimate.

Im confused as to which method is best for my situation.  

I completely assumed that this was a guru method but now that you've confirmed that they are in fact, using this exact method in their "teachings" is validation.

Just sound methodical actions every day, week, month and year and you will get there.