While they spend A LOT of time explaining their mastery coaching program, they also show you how you can do the things they teach on your own.

There's no point in trying to figure out why.The best thing is to screen as well as possible and explain the lease and the expectations up front, before they sign.

@John Montgomery Congrats on getting close to negotiating your first deal...I would say the most important thing is to "know your objective"...There are a lot of great answers on this thread, but ultimately we are all making "shots in the dark" as to the best option for you because it's our perspective...This is still valuable, but can become very confusing because you don't know each person's perspective...MY Suggestion is to know your goal over the next 3-5 years...I will let you know a little about my perspective...I am a Rehabber and Have Been Buying and Rehabbing over the past 8 years here in Chicago...I've been in your shoes...I wanted to be the Big Shot and rehab deals straight out the gate(Little to No Money & No Experience but a few REI Boot Camps- basically No Experience)...To say I've had a lot of Failures during my 14 years of being involved in studying REI is an Understatement...If I was starting all over again, and my objective is to be able to build a robust REI Biz that can allow me to rehab 6-12 homes a year, wholesale 2-3 properties per month, and build a rental portfolio...I would first focus on getting good at one objective first...Generally most people start out wholesaling because it doesn't require the money or experience rehabbing or landlording requires...I would start with Wholesaling...go find 5-10 very good rehabbers and find out their Criteria for a Great Deal...Commit to building Value for them and ultimately a great relationship.With this you will already have buyers lined up, you know what areas to look for properties in, and you can research public record and see what they are paying for properties on the acquisition(and also ask them, but keep them honest by researching public record)...At this point become the best wholesaler to these rehabbers...you will learn a lot just in this process alone...How to evaluate Comps, Repair Values, Neighborhoods, etc...Which a great wholesaler will know how to do...It will make your deals easier to sell...Ultimately I would see which one of these Rehabber will be open to the idea of partnering/mentoring me on how to get into that arena...They may even allow you to follow the progress of their deals...Every deal has its surprises and over the course of 10-20 deals you will get a real life idea of what those surprises are, and even understand the "reason why" you calculate certain contingencies into deals and also what are the most costly mistakes or repairs to look for and avoid on deals...The value of this Experience will accelerate your learning curve...In my experience one mistake for a beginner can cost you a ton of money and even put you out of the rehab business.There is no way you can learn all the mistakes you must avoid by reading a book or taking a 3-day training program. 

My primary objective is to help Individuals and Private Investors earn Above Market Returns on Passive Investments, that are Doubly Secured by Real Estate Equity and Positive Cash Flow, while focusing on Capital Preservation and Wealth Creation, over the medium to long term.I came to join BiggerPockets because I always have this Burning Desire to Expand my Model of the Universe, stay on the Cutting Edge and be surrounded by Like-Minded Professionals.

I'd jump no more than $50-75 the first time (I'm in agreement with @Shaun Reilly ), and explain to them that the average 1BR is $800. 

It is math geek stuff to try and explain.

I explained they are free to park a second vehicle but not in the garage my rationale being I can't offer garage motorcycle parking to everyone (realistically this is the only one now ). 

Also---if you purchase a rental property in another state, could those of you who have investments elsewhere explain the tax implications (very generally, of course)?

You should be able to repeat the process at least once and possibly twice before the banks hassle you about buying as an investor if you can explain a personal reason for the move to the next property (better neighborhood, closer to work, more sqft, etc.) 

Try to figure out what the objection is and what will help the seller overcome that objection.5.Online lead.