I have an underwriting sheet / video I provide as a resource to folks that goes through assumptions in the ATL - if you shoot me a DM I can get it over to you.

Ironically its the investors in the layered LLC's who believe they are hidden in the cloaks of secrecy and better protected who end up in  the most costly and drawn out litigation while giving the plaintiff attorneys reason to take a more thorough look under the hood.Keep your LLC ownership simple, carry appropriate insurance, make sure ever vendor you work with carries appropriate insurance and those who perform work functions most likely to lead to liability exposure list you ad additional insured (not merely certificate holder) and it should go without saying, avoid negligent conduct.

I find I either get poor quality leads or outright scams.

I do not wish to waste my time watching videos,searching the internet for how tos and what I should be doing.

There is increasing supply as a result of increasing demand but the real question you're asking is whether it's going to lead to oversupply and lower rents or not.

At this point I'm not factor in any vacancy because I have more leads on this property than I have rooms.

Because (while I know emotions aren't supposed to lead the day on this!)

I like to garden in my free time, this summer i noticed how much we saved with the garden and I've been watching more videos on personal finance.

I have a lead on a property that was north of $2M during the peak but I have heard the area has seen pricing coming back to reality and would be curious to get a sense for how values are faring in the area. 

Hey Robin, thanks it's actually a creative finance deal with some value add opportunity, so I'm really looking forward to learning a lot from this Nice - sounds like a cool way to start Thank you, Robin, this is my first deal after literally being in tutorial hell(watching many videos trying to learn the strategy) so I'm really excited about this