Build relationships, show them you are driven, and figure out how you can help them in exchange for information. 

I always have a well-stocked fridge of beer, tequila, vodka, and even wine!

Simply owning some investment real estate does not make one a real estate professional anymore than owning some stock's makes one a Stock Trader....To qualify for real estate professional status (REPS), you must meet the following requirements:50% test: More than half of your personal services must be in real property trades or businesses.750-hour test: You must perform at least 750 hours of services in real property trades or businesses.

The definition includes, but is not limited to: Negotiating, promoting, or advertising the sale, exchange, purchase, or rental of real property, or the granting or acceptance of an option to sell, exchange, purchase, or rent an interest or estate in real estate or a time share.

But a lender will only go so far on the risk spectrum in exchange for a 4% to 6% return.  

I've since bought five notes, and two private stock offerings.My parents have bought maybe five properties over the years in their SD IRA.

A client can also close on a new property in less than 45 days so no long closing or pre construction risk. 1031 exchanges are easy to fulfill with our model.

Purchase price: $630,000 Cash invested: $30,000 I was selling another property and used the 1031 exchange fund to put down the downpayment for this property, and it was cash-flowing from day one.

As a buyer, I’m usually willing to pay a bit more for the property in exchange for favorable terms—like a low interest rate, often between 0-3%.

Hot tubs, pool tables, movie rooms, kayaks and canoes, bikes, games, nice comfortable beds, smart TV's, video games, well stocked kitchens, etc.