So yes it does include taxes and I subtracted 15% for expenses, capex, and vacancy to total 15%. we just got a new roof, new wh, and ac just got an overhaul maintenance on it so it's all good...I have my mentor doing property management and I trust him.

How do they employ enough qualified mentors and coaches to comfortably say they can offer this from active rehabbers and wholesalers.

I'm in search of advice--both things to avoid and things to make sure happen when preparing for the first mailing session. 

Already in the process of getting my license in NY..I'm looking to work under the wing of someone.Im very determined,well spoken,and trustworthy and ready to give my all into learning the game.How can I go about finding a mentor?

There is zero value in going to any of those gurus to learn their top secret "system", paying for "mentoring", or buying access to anybody's "exclusive network".

I’m trying to find a seasoned investor/PM/contractor/mentor in the area to guide me in the right direction, if possible?

My background and passion is teaching and have mentored people in MF for years, both formally (for a fee) and informally.There is no charge for the meet-up and it's content, just wanting to give back and help others along the way.My Wife and business partner is a CPA with a background in MF tax and audit so she will be adding tons of value as well.The first one or two will be a welcome and get-to-know-you thing unless it looks like it's going to be well attended, if it is well attended then we will try to provide some high level insights and knowledge.

I think your idea of investing the money is a fantastic idea, but I want to learn more or have a partner/mentor willing to share their wisdom over lunch or some coffee (whatever they choose).Any advice, insights, or recommendations that would be helpful are appreciated!

It looks like you are a brand new independent agent, and this is an agreement for more senior agents to assist you with your first three closings, and some training sessions?

And take on an experienced partner or mentor to get you out into the real world working on real deals (that's how you'll learn the most).