We are at the apex of the market

[Ivan A.]

As most of us investors are seeing, motivated sellers have gone by the wayside with multimillion dollar developments left & right in Atlanta. I've sent out mailers to 5,000 people in the last 2 months and gotten 0 motivated sellers. even lease purchases with 10k upfront are of no interest to them.

So what am I suggesting. I want to partner up with someone with strong capital to take on buying up war zone properties.
Why? To hold us over with cashflow until the market crashes again and for us to come out with massive equity dancing. For example, west beltline is 2 years out from completion in certain neighborhoods, but some people are still fearful of investing for lack of security or management, EVEN THOUGH THEY KNOW the beltline is a treasure trove of housing price implosion. I understand the fear, but I don't let it consume me because I grew up in the hard streets of Chicago.

That said, if you're interested in partnering up, hit me up and let's impact these neighborhoods for the good together, and potentially gaining an *** load of equity in a couple years. Let us be the epicenter of change that doesn't quash with gentrification, but eases community members lives with gradual opportunities...As opposed to big developers that just come in, and give 0 ***** about affordable housing.

In the immediate future, I wouldn't be able to help with much capital as I am tied into 2 flips. So in the short-term here is the perfect structure: 
#1 I be the active acquisitions & property manager. Also providing my market knowledge & construction crews.
#2 You provide the capital & could potentially be passive if you desire

[Nick Fitzpatrick]

@Ivan A. 

I recognize that your post is intended to find investors looking to partner up, but let's not get ahead of ourselves here. Real estate investing is about the allocation of capital and the subsequent returns and nothing else. If the S&P returned more than REI, we'd all move our money there. It's TV drama to call this the top of the market in either the S&P or real estate.

Your post hit several discussion points:

• Certain sectors of Atlanta real estate are in a bubble, (cough, Class A Muti-Family) but the rest of the market is under supplied. There is a lack of available SFR, Class B&C MF and Class A&B office space. The increased prices are not indicative of a crash, but the lack of supply.
• The lack of response from your mailings is indicative of the supply of properties. Any absentee or corporate owner is getting several mailers per week, per property. The DM folks recognize the shortage of supply and are mailing to the potentially motivated Sellers in droves. I've done the same and gotten similar results. With that much attention, they know the demand is there.
• High priced developments, in the right areas, make sense right now. We're seeing a ton of transplants from higher priced cities move to Atlanta, where an $800k new build home in cheap by comparison.  

Atlanta real estate is strong. It's us locals who have haven't to adapt to changing demographics and set views on appropriate price points.