During the cold months I also pay for the heat as it does both sides of the duplex and can’t be separated.

You can do some sourcing yourself through facebook groups, wholesaler email list and and even picking up the phone and cold calling some home owners that may be tired landlords, doesn't owe anything and has built up some equity.With enough volume you should come across some solid deals that are worth closing on by the end of the year as you planned. 

Broken appliances, missing basics like a cork screw, no artwork on the walls and cold, ratty furniture that was clearly second-hand, noisy neighbors, and more.

You can lead a horse to water, but you can't make it drink.

I drive for dollars and cold call and hit all the local networking events.

I run a call center for Real Estate where we call for investors and I can tell ya, your best bet with such limited time is cold calling targeted lists (high equity within your buy box) for 3-4 hrs every day.

(Yes, I did eventually get in the water)

I have yet to have a conversation with a seller but I will keep continuing to mail and will also cold call.

Reminder:Ground improvements qualify for bonus depreciation.This includes various landscaping.Roads and external parking areas.Sidewalks and pathways.Fences.Utility systems (including the installation or improvements to water, sewage, drainage, and electrical systems).Outdoor lighting.Rec facilities (like playgrounds, sports courts, and swimming pools).And more.It's a big category for depreciation/bonus depreciation that we love.

I personally recommend doing a small project together first to test the waters. 💡4️⃣ General Tips: If you're partnering out of state, legal agreements are a must.