AND that said, when it comes down to it, lead gen is the number one thing you need to get good at, so if you can spend 10 hours/week lead generating and just send all of those leads as referrals, you'll actually be getting great experience in a sense.

This will help to lead you to areas that you can find properties that fit your criteria.  

Don't know when that became a thing in all businesses (crypto seems to have the leading kid coaches) but i'm curious if you have input on paying/learning and how you approached mentorship. 

Even if the deals aren't great, it'll get you contacts and may lead to more deals.

What are the laws regarding lead testing, hard wired smoke alarms, etc. will impact your rental.  

Looking for leads in Washington state would prefer, west side of the mountains but willing to look at any deal in the state.

I have a lot of sources for lead generation with little success.

I wrote the above for informational purposes.

I'd like to refinance into this type of loan and use equity from the house for investment purposes in addition to eliminating a high volume of interest. 

I have a rental rehab coming up end of march and coming up dry with contractor leads to get a bid.