If not, who do you believe the natural buyer is and why do you believe they will pay retail when they can replicate what you accomplished with any number of available properties on the market at any given time?

I've already picked up some great tips, like focusing on operating costs, using comps for ARV, and the unicorn-like nature of good contractors.

Low property taxes (1.1%) and not a lot natural disasters as well.

Heating costs go up in winter, as does electricity due to the reduced natural light and more people indoors.

Memphis, Little Rock, Texas or Oklahoma all have been great plays.

@Richard Rafferty, given the relatively small nature you are looking to take on with your first syndication, personally, I would find it hard justify the typically 20-30k+ for a paid mentor. 

If it was due to a natural disaster they cannot raise your rates.

The economy is rocking, we have full employment (~4% unemployment) and wage growth is still at 4%.

I had scraped and struggled along until then and I was just exhausted from the transient nature of the “gigs” I used to support myself up until that point .

Many are also tired of homeless issues, politics, and now more than ever natural disasters.