To discover suitable investment opportunities, it is crucial to conduct thorough research, analyze local market trends, assess rental demand, consider job growth, evaluate neighborhood dynamics, and anticipate potential appreciation.

All that being said, I know that I'm not an institutional investor and that some GPs/operators simply can't handle too many questions.

These have been "discovered" like 15+ years ago.

Let's dive into the details of Palm Beach's single-family homes and townhomes & condos, and discover the trends and insights that can help you make the most of this vibrant market.Single-Family Homes: A Rising Tide of OpportunityThe single-family home market in Palm Beach is soaring.

In addition one of their more attractive aspects is that most of them already have institutional debt on them which you assume your share of. 

@Jack Honrothgood for you, it sounds like you discovered what is the case in most markets right now - on market properties with debt will not cash flow.can you start with a house hack? 

I have come to discover that banks do not like offering HELOCs on investment properties... but many lenders are quite happy to give you a HELOC against your primary residence.

The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC)  must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016, the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

In this scenario, you are lending money to yourself as an individual, it allows you to make regular mortgage payments to yourself rather than paying the P+I to a bank or other lender.The first step is to qualify for a Non-Arm’s Length Mortgage with a financial institution. 

The "market" that gravitated to these hot spots; Austin, Nashville, Savannah, Asheville Miami are primarily corporate and institution leads(New York and California based mainly).