Break it down in to components, again look at my Self Storage checklist. 

The components of getting a deal together include finding the deal, finding funding for it, and then managing the deal...contractors and realtors for flipping, property management for buy and hold, etc.

Do the same for every other major component of the property and do the same calculation. 

Furnaces are never the expensive components in California.

There is a vertical position ( buying now) and a horizontal ( future) component to success.

After holding costs, bumping up the costs of the rehab for buffers, calling out the contractors for missing several key components in their contract that they didn't factor into the original numbers (maybe to make it seem like a good deal), etc. etc. etc.

Then there is the money component.

Even then, I would not pay for any program that didn't come with a mentoring/coaching component, because again, you need specific advice for your specific situation.On the other side of the coin:If you're already contacting brokers, analyzing deals, and writing LOIs, then you should probably be investing in advanced RE education, coaching, and/or you should have a very qualified mentor (paid or not.)

Just put a little more down and it cash flows, or maybe the down payment is 5% so it doesn’t cash flow but otherwise it is a great deal, which is why people look at net operating income when comparing deals, then layer in the financing component.

This could be the perfect place for a gift (coupled with badly needed repairs to the property) as this "good-will" component may assure them that the new owner knows they exist and is going to provide all-around quality management.