If a 1031 is planned, you must engage a 3rd party 1031 intermediary (like @Dave Foster) ASAP, and absolutely before you sell the duplex.7.

I’m not affiliated with the Real Estate Guys organization, I just enjoy their events and I have benefited tremendously from the education and network.1.Engage with people emotionally to get them to open up intellectuallyA potential investor might tell you “I’m looking for at least 10% cash on cash return and 18% IRR.”

Find the big players in Houston on BP.Add the keywords "Houston" and/or "Texas" to the BP keyword alerts.

Ask your agent if they will submit your offer and represent you well OR do you need to engage another agent.  

Do you bill the client (me), or do you allow for rollover if you continue to be engaged for the service until consummation?

High school seniors have their picture taken in front of the church and sometimes couples have their engagement picture taken sitting on the steps of the church or standing at the church doors etc. 

@Tom Gimer  good ole boy wink wink has gone away in Oregon as well... not that the Doj per say did anything just too many players chasing the same deals.the day I decided to take our 10 million out of the foreclose bizz and turn it into HML was this:opening bid 80k  home worth 170k  rehab 30k  32 qualifiers with opening bid checks thats 2.4 million in cashiers checks chasing one deal that ultimately sold with maybe a 10k margin...

Social media product rules and engagement can change frequently leaving you at the mercy of the tech.

Set up some keyword alerts for your areas of interest and it can help you stay on top of happenings there as well as help you meet some key players in those markets.

But also @Linda D. makes an extremely good point, in the mean time, stay extremely engaged in surrounding yourself with like minded REI individuals as this will continually remind you and motivate you to stay accountable to your WHY you are doing this.