I have had my eye on Atlanta... 

Look into what's up now in the Houston market, eyeing things like property prices, how many properties are for sale, how much people want them, and what the economy might do next.

Just because a house is currently occupied doesn't make it livable in the eyes of your financier.

You're throwing darts at a board with one eye closed hoping to get lucky. 

Keep an eye on rates as if rates fall you can renogotiate the rate if interest rates fall enough. 

I've had my eyes peeled on Meetup, but no hits on any clubs near me.

Does anyone have any experience with EJ at Eagle Commercial Funding (http://www.eaglecfs.com/)?

As I recall, just meeting three of those conditions (and there are several more) moves you from 1099 to W-2.It's been 9 years since I sold my pack & ship store, so maybe that has changed.The USPS is ramping up their competition, so it's wise to keep an eye on them. 

I work with new investors quite often and help them with understanding the financing side of investing, and also put another pair of eyes on all of their deals to make sure they will be successful.

I already have projects that i am eyeing and very much interested in.Anyone interested in investment partnership, mortgage brokers or real estate brokers etc., please do send me a message and when the deal is good, i will be on the next plane.