Just looking for a logical 1,2,3 step method to start my first purchase.Your help would be much appreciated!!!

You can join an investment club where you can learn and don't have to ever really learn the skill of raising capital as the club provides the ready audience.  

I don't know, but there didn't always seem to be any logic. 

It seems logical to me that it wouldn't make sense to pay to improve property you don't yet own, but from what I've read that's often the point of a master lease in increase value.Anybody have any thoughts about whether pursuing a master lease would actually reduce our risk exposure?

I consider myself a marketing pro first and real estate investor second...Im not scared of losing a listing if the seller isn't motivated to sell, or had unrealistic expectations.If a seller doesn't want to list a price $15k, what makes an investor think they will reduce to a reasonable arv price. ...It doesn't make logical sense...But you and anyone else can choose how to spend your marketing dollars...I thought I was helping by saving you time/money. ...I guess ppl see things how they wish to see things. 

Please all investors, wholesalers, realtors give me your feedback thus I can have the logic and mindset to how this 65% rule works.

I understand, wasn't sure if you were targeting a specific audience or if it was more an internal system outline.I created a general plan geared more for private investors and local banks.  

Remember try not to make too much sense but I do have some logic of why this worked.Like I mentioned above, Homepath tries to get max value.  

I never understood the logic that a single property manager or portfolio manager can know everything baout maintenance, accounting, leasing , sales, renewals, etc. so we have dedicated leasing staff, dedicated accounting, and dedicated maintenance.

Take the 30 year, pull out every penny you can at renewals and maximise your investments.There is zero logic in paying down a mortgage on a rental when doing so costs you more in lost opportunity than you gain.