We always try to schedule a physical visit for a quote of any repairs for all parties to reference. - If at first you don't succeed..try again!

Bad GCs are the problem -- find one with references and established crews, and the fee becomes invisible.How many projects per year are you running right now?

Locally we refer to the low affordability as the sunshine tax.  

I'm not sure if they work in all 50 states, but they will be able to refer you to someone who does.

I contacted them and got an email form them referring me to a 3rd company that could help me get started on investing in notes and provides education, seemed odd...

Make sure:It references unauthorized animalsHealth and safety hazardProperty damageNuisance if applicableHave counsel review if possible.

This strategy is common among fraudulent promoters, including Fox Financial, LLC.Finally, and the hope of the perpetrator, is that the family and friends, when referred to invest, perform their due diligence with their hearts (“my brother Jimmy just made a killing in this deal, he got paid on time all the time, must be legit, I’m all in”), and not with their heads (“can you please provide me with independently prepared financial statements that corroborate the returns you are offering?”).

I have seen other post here referring to an "infinite banking" or other similar systems and there seems to be mixed reviews on the use of this system. 

@Eric Sulek, this recommendation may be a bit too advanced if you're referring to analyzing small multifamily deals (2-4 units), but if you're interested in really honing your Excel underwriting skills, consider Justin Kivel's courses on Udemy.

Ask for references from other landlords.  3.