The E-Myth by Michael Gerber- Start and operate your business with the consumer in mind... not you... not your product or service.

I flew out to team build a few times, but now operate a full business that does about 50-60 properties per year with about 1 trip a year just to schmooze.

It is always service providers (Turn Key Operators, PM's, agents etc. etc.)  

I would go to the big bus tour events in Irvine CA. what was happening was there was a turnkey operator that was allowed to offer their product at the end of the Seminar ..

While operating as your own GC this will save you money, coordinating can be a bit challenging.Once you have decided the level of involvement you want in the project, just get bids from multiple vendors based on the same statement of work and compare the offers. 

@Andrew Liu Does your operating expense taxes/insurance?

There are banks that do non-recourse loans to IRA's, a simple google search should render you some results. 2) If you are still working for the government, you likely can't rollover the TSP to an IRA. 3) When borrowing money with the IRA, you do have a special tax, called UBIT, not a deal breaker, but something to be aware of. 

Double closings are no longer allowed in the state of NJ so I've been told by one or two title companies that operate and do a lot of transactions in Northern New Jersey.

Its really simple.

Hospitable, while simple, works.