It's a good stat for Joe fo sho, but I would be curious to know if ANYONE with a non-section 8 tenant has been used gifting to cultivate long tenancies at market rent.It's also worth noting that Joe's a stand-up fella, produces BEAUTIFUL homes, and is willing to pref housing voucher holders (or at least not overlook them), which also goes a long way in keeping your relationships with tenants on a top tier.

Those repeat clients have been cultivated  over years.

Cultivate relationships with them and offer to be the sweat equity while they're the financing partner. 

Local associations often have an informal list, agents with an investor background will know too.But for what you want to do I would really look to cultivate private money - so many people frustrated with the stock market right now and will be happy with a secure 6% or 8% p.a.

What keeps me focused and motivated is the fact that cultivating my knowledge and putting my money to work is probably the funnest, most enjoyable and rewarding thing I've done in my life (aside from marrying my wife, of course).

I personally like it when my investors new or not ask me alot of questions because it shows they are invested in the area and cultivating the relationship. 

There are so many exit strategies with notes, I imagine the hardest part is just cultivating relationships with asset managers. 

Good deals attract good buyers no matter what source of list you are cultivating. 

You just got to really cultivate your audience. 

Read a paragraph a day related to Multifamily RE, contact a broker a day and introduce myself, nurture database of contacts to cultivate investor relationships and future podcast guests, register for local meetups and actually attend, source and find our next deal and of course practice the Golden Rule at all times.