While the IRS does not mandate a physical site visit, the IRS cost segregation audit technique guide (ATG) does suggest conducting “field inspections.”It’s important to note that the ATG is not an official IRS document.It serves as a guide and cannot be used, cited, or relied upon as an authoritative source.However, the recommendations in the ATG are worth considering.According to the guide: “A field inspection is recommended to document the physical details of the building, type of construction, materials used for construction, the assets contained in the building, the size and types of building systems, and any land improvements that were included in the purchase of the property and the condition of that property at the time of purchase.”So while the IRS does not require a site visit for cost segregation studies, following the guidance from the cost segregation audit technique guide can be beneficial.

Unfortunately, at the time, and for the years that followed, I was preoccupied with the notion that stocks were the superior investment vehicle.

The problem is that most wholesalers or off-market acquisition folks are being "trained" to follow a script, not solve a problem.

I just started following you,Janet

Joe - I would suggest you consider the following:- Google "REIAs" in your local areas.- Search Meet Up App to see what meetings/meet ups are nearby.- Post on craigslist asking about networking with other real estate investors. - I would search Bigger Pockets for members in VT and ask them their thoughts.Greg

I am following the small and mighty approach and also have loved connecting with people. 

Given your need to avoid personal guarantees and collateral, consider the following institutions:KeyBank: Headquartered in Cleveland, KeyBank offers a range of commercial banking services and has experience with international clients.

Aldi followed suit, purchasing two stores in Phoenix and Mesa for $6.9 million.With 11 locations still available, off-price retailers like Goodwill and Burlington are expected to backfill these spaces.

Here’s how to take it further:Follow up consistently - If someone responds, follow up every few weeks to see if they have new deals that fit your criteria.Be specific - Clearly outline your preferred property type, location, condition, and price range to make it easier for wholesalers to keep you in mind.Build relationships - Try setting up a phone call instead of just texting.

Or ask the third owner if they would also consider selling, so the whole property is sold.Whether a partnership or LLC, follow the Operating agreement.