For the most part that is true however, after reading a book called "The Deallionaire" by investor John Lee from Missouri (He was a guest on the Jennifer Hammond show), He talks about selling properties that he has bought  for less than $1000 using both conventional and unconventional means such as advertising a property via craigslist, social media marketing or selling through realtors and word of mouth.I'm mainly looking to venture into North Carolina, South Carolina, Georgia, Texas and possible New Jersey for this.I have heard both John Lee and Ankit Duggal (A guest on Bigger Pockets show) mention buying into tax deed/tax liens AFTER the main auctions by simply requesting a list of properties that were still unsold. 

I really like syndication for geographic and niche diversification if you also like to venture into other areas besides MF apts, but maybe self storage and mobile home parks that have good demographic and supply/demand trends playing into their favor and throw off a lot of cash.  

I have been doing this 27+ years and it is highly unlikely that I will venture there. 

I have other business ventures that are in the works which has a demand on my time.Make it easy for me and I'll be happy to shoot the breeze.

I mean why would you risk to venture to the unknown.

Our offer is either as a consultant, or we can look at a joint venture.

Also, each joint venture will be different.

In one breathe you do not want to be a sponsor or managing member but in another you are not wanting to be a passive investor in a larger syndicate.It sounds like you do not want to to work for the yield a sponsor gets but want more return than a passive investor gets as standard investing in a syndicate.Sounds like you are looking more for a joint venture arrangement.Brian Burke is out that way and a member on here and he does large multifamily syndicates.

So my first step will be to read and hopefully find a good mentor that will benefit from someone willing to work nights and weekends to help in their ventures while I learn along the way.  

I have an appointment scheduled with tax professional but thought I would venture into obtaining some info from some of BP's wisest...1.