Finding a Real Estate Mentor: What Actually Worked for You?

Question

As I get closer to buying my first investment property, I’m realizing how much I’d value having someone experienced to learn from. Books and forums have helped me build a foundation, but I’d love to work through a real opportunity with someone who can explain what they’re seeing, what questions they’re asking, and what would make them walk away.

For those who didn’t already know an investor when you started, how did you find that person?

I’m based in Atlanta and would ideally connect with someone investing locally. I’d be interested in working through a potential BRRRR together—evaluating the purchase, estimating rehab costs, checking rental assumptions, and understanding the refinance. Even reviewing deals together and hearing where my analysis falls short would be helpful.

I’m open to paying for someone’s time if we establish clear expectations and it’s a good fit. I’d also be happy to help with their projects where I can contribute. I know teaching takes time, and I want to approach the relationship with that in mind.

Did your connection develop naturally through meetups and networking, or did you directly ask someone for guidance? If you paid for mentorship, what made it worthwhile—and what would you do differently?

I’m planning to attend a local event soon, so I’d especially appreciate advice on starting those conversations without putting someone on the spot with “Will you be my mentor?”

Would love to hear your experiences from either side of that relationship.

Joe Villeneuve · Answer

I've had many mentors. Some were experienced REI friends that sparked my interest in REI, some were paid ones that taught me beyond the initial "free" ones.

Right now, I find too many rookies think they can bypass this by gaining knowledge from the internet...for free. Sorry, the internet doesn't provide any knowledge, on anything. What it provides is a lot of information with no connections between...and thus a lot of holes.

Knowledge is a lot of information the comes together in a system. Adding info to that base knowledge expands your knowledge and provides you with the means to do things that others can't.

What I tell everyone I've mentored is this. First, learn (relearn) Geometry and Algebra to the point where it's natural to you. It isn't just because the numbers you need for analysis comes from Algebra, but even more important is the understanding of systems and parts of systems that comes from the learning of logic from Geometry. You need both, and there's no debate in this...and there's no "just getting by" with either. Really learn them. You will see a dramatic difference in your understanding what deals are, and what they're not.

Jim Stern · Answer

Hey Benjamin,

I've had very few positive experiences with RE mentors and coaching programs, so be cautious.

I recommend to put together a strong team and pick one real listing, run the full BRRRR on it, get your Lender/Agent/PM advising you as a team from their viewpoints and deals turn out pretty strong. People on our side of the table see a lot of these and want to help you win so you can do it again and keep building.

On ATL BRRRRs the usual misses are a poor acquisition to begin with, construction management, and the occasional that we have to appeal to and argue with. Let me know if you want to have a look at BRRR deals that we've got done in 2026 to see if those would be helpful for you as you do your analysis?

One thing to note though...while the equity gain is still happening in todays market, and people are getting their liquidity back out of the deals, the cashflow is tight because of the interest rates.

Nicholas L. · Answer

@Benjamin Feltman

as @Joe Villeneuve noted, this question gets asked a lot. here's my advice.

definitely attend local meetups. ask all the questions you want. real estate investors love to talk shop. but definitely don't ask someone to "be your mentor."

when you say "work through a BRRRR together," what does that mean? i highly doubt anyone is going let you tag along on an actual BRRRR. but if you have any specific questions, ask away in the forums. i'm finishing one now and about to start another.

Divin Kanyama · Answer

@Benjamin Feltman You’re approaching this the right way. Rather than asking someone to be your mentor right away, try starting with a specific question about a deal. At the event, you could briefly explain your BRRRR criteria and ask something like, “Would you mind taking a quick look at where my rehab estimate might be off?” or “What would make you walk away from this neighborhood?” That usually feels more natural and is easier for someone to respond to.

Those relationships often grow through repeated conversations and good follow-up. Bring an organized analysis, be respectful of their time, offer help where you can, and let them know how their advice worked out. It also helps to build a small local team rather than depending on one person for everything. If you decide to pay for guidance, agree on the scope, cost, and expectations upfront, and make sure the person has recent Atlanta BRRRR experience. A few paid deal reviews may be more useful than an expensive, open-ended mentorship program.

Ametria Chaney · Answer

This is such a smart question to ask before you buy. From the Realtor side of the table, I will add that a good investor-friendly agent can end up being one of your most practical mentors — we walk properties with buyers daily, see what inspections turn up, and watch deals fall apart or close, and that real-time feedback is gold when you are new.

For the event: instead of leading with "will you be my mentor?", ask about their last deal — what they walked away from and why. Experienced investors love talking about the one that got away, and their answers will show you exactly how they think.

One more thought: if you ever pay for guidance, get clear in writing on exactly what is included and for how long before any money changes hands. What is the one part of your deal analysis you feel least sure about right now?

Matthew Morrow · Answer

@Benjamin Feltman going to meetups is hugely powerful. Find one and go. There are usually a bunch listed on BP, and if not, call around and talk to local agents. The best mentoring I've seen came from doing deals with people, not a program. Bring a deal you've already run and ask people to poke holes in it, and you'll learn fast who knows their stuff. Happy to give advice if you come up short. Rooting for you on the first BRRRR.

Jay Hinrichs · Answer

Joe thats the math side the other big issue i see with new folks is they dont know the terminology they have no clue how escrow works they cant read a title report or preliminary title report and understand it.. they dont even know to ask for one.. they just trust the closing attorney.. these are all critical aspects to advance and understand even a modicum of real estate.

Finding a Real Estate Mentor: What Actually Worked for You?

Finding a Real Estate Mentor: What Actually Worked for You?

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