You really have to sift through the dozens of multifamily operators to find the ones who really know how to underwrite properly. 

I have written some blogs that might help you sift through the agents you come across.

As noted above you can get a 4yr degree for that kind of money, and in some some areas even make a conventional purchase of an SFR( single family residence).Think of what's here on BP - - tons of FREE information by persons who have been there/done that.Using Google, you can always pick up the acronyms and terms to understand what's being discussedCreating a plan as to what you want/expect will help you sift thru the plethora of topics, eg if your goal is to buy&hold property (ie become a landlord), then topics  like wholesaling, notes, and flipping may be interesting, but  not progress  you onto your goal.Lastly, like a school tutor who comes to your home to assist/teach a subject, a real mentor:should be local to you, not just 'online,  available over the phone'come to your homeguide you with the decision process, teaching not just how, but WHYshould still be in the RE business andenjoy teaching  others, at a minimal rate; not in the teaching business at a maximal rate.understand Fair Housing Regulationsand teach you / help you find all the documents necessary to offer, buy, create a lease, estimate costs.

So basically we are where we were before 199A, with sifting through the grey matter when trying to define a trade or business under 162 which doesn't define it clearly itself... but per the Supreme Court in Groetzinger, 480 U.S. 23, 35 (1987), said, “We accept the fact that to be engaged in a trade or business, the taxpayer must be involved in the activity with continuity and regularity and that the taxpayer’s primary purpose for engaging in the activity must be for income or profit.” 

There's a huge amount of useful data on this site and spending a significant amount of time sifting through it can be very beneficial. you come across as testy and easily offended and in an online forum, that doesn't get you far.

This information is usually tough to find sifting through a bunch of online code documents.

@Christopher NemlichAside from all the great feedback, I agree that you need to sift through your options with some sort of system.I would connect with local sponsors, as mention by @Brian Burke.Then, I would connect with local brokers to ask for feedback on the buyers.

They tend to be very active but you sometimes will have to sift through the post to find value - depending on the one you choose.A lot of investors are still skip-tracing and calling prospects because it's still viable.

Pace has spent hundreds of hours on videos and Zooms full of content for investors across all levels so it can be a lot to sift through and determine what is necessary for you.

What do you do to sift through so many potential properties for sale?