Of course, your skill set is worth the money.

I am totally new with fix and flip strategies and I am considering mentorship programs but I am not sure if they are worth it. 

I'd highly recommend local meetups and talking to real estate agents.There are companies that offer help with the execution of rentals and BRRRRs, but this typically comes with a large chunk of upfront fees or cut in equity.

In my eyes the downpayment/closing cost/upfront money is worth 50% of a residential deal, and all of the other items that go into operating that property (i.e.

Might be worth creating a CoLiving/roommate situation for a year to really stack some cash for the next opportunity. 

California buyers or 1031 buyers can pay all cash.Is the deal worth pursuing at that price?

A diverse set of locales comprise the 20 markets withthe highest availability rates and leasing times for small industrial spaces.The four largest Texas markets, Austin, Dallas-Fort Worth, Houston and SanAntonio, all rank in this group.However, most of these 20 markets with higheravailability rates and longer leasing timelines than most locales still havelimited inventories of small industrial spaces available for lease.

Might not be worth it then. 

The company made the news in April when Arbor foreclosed on four apartmentcomplexes in Houston worth $229m, after which Applesway mistakenly served mass eviction notices to residentsof the foreclosed propertiesIcer is a New York-based investment firm that stated to industry publication Bisnow that it was seeking greenerpastures out-of-state seeking to escape New York’s regulatory environment.

If you can't get something you DON'T OCCUPY to cash flow, then it's not worth keeping.