Actually, "Gun for Free, Commission Later." 

I'll analyze the numbers on numerous investment properties...

I'll analyze the numbers on numerous investment properties in order to find the few best ones.  Then you choose one of those.  No return is guaranteed, of course, but you'll also be learning how to analyze properties yourself, so your chances should be better!  Anyway, you don't pay me a knickle until you purchase something.  Then, I just earn the regular real estate commission, which is normally paid by the seller, anyway.