I've been targeting probate leads.

@Arya Chen despite limited reversal in a few select markets with oversupply, the general demand for this product type is very high, leading to lower cap rates that likely won't change much in the near term.

If you have a properly written power-of-attorney (POA) authorizing you to manage on behalf of the borrower, then you should be fine.Here's what we've done:1.

Also, if anyone has a good contractor in the area, I'm grateful for a lead.

The parent should have in its books a resolution authorizing creation of the child series, duly signed by the required members and the secretary. 

We still adhere to the state laws around deadlines to return security deposits and what we have to do to close out a deposit, but if it got messy it could get messy.We have also been told by our sister company in Denver that this does not work with anyone receiveing a housing voucher/subsidy, which we have also been unable to confirm in our local market including directly with our local housing authority.

However, it can lead to lender complications and complicated financing.

RE Pro Status supercharges this.If you or your spouse are an RE Pro, your LP investments can lead to depreciation offsetting both passive and active income.If you are not an RE Pro, the losses due to depreciation can only be used to offset passive income—such as income from other rental properties or other passive investments.

They ultimately walked away because this fund requires "a seat at the table" with key decision authority on when the asset can be sold or refi'd.  

I've been kicking around the idea of hiring a VA to make calls for my PMC to generate leads.