@Ned Carey have you ever heard about attorney Bob Diamond's Tax Overages paid course? 

After you find it chances are it will be a diamond in the rough and take a bit of work to turn it into a true gem.   

Ones that say "Investors Welcome", "Diamond in the Rough",  "Has Great Potential",  "Has Great Bones" are signs its a fixer upper.

Oh, and Hattie...I initially misread your last name as Diamond.  

@Justin Silverio has a very good quarterly meetup in Woburn and if you can get there after work the Black Diamond event in Waltham (2nd location in Worcester) that Ann runs is definitely one to get out to.  

It would be great to get that diamond in the rough, but I think there are not enough of those to build a business off of.  

I viewed a portfolio of 6 SFRs today, 3 diamonds in the ruff and 2 hell holes and 1 small gem.  

It takes a while, you may want to read Acres of Diamonds!

So I went to my first meet up with black diamond group and it was very informative if not a little overwhelming, but I made it through with meeting some nice people that do a lot of different things.

I would also recommend the Black Diamond event in Waltham (2nd meeting in Worcester) and @Justin Silverio 's quarterly meetup in Woburn (coming up in Dec).