The phone call lets you get a feel for their situation and how to best come up with a win-win. 

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

@Sean Gallagher Here's an article that you may find useful for ways to offset W-2 income.https://www.journalofaccountancy.com/issues/2023/sep/passive...Excellent point!

I look at each deal for the win/win test, as I am not out to loan money for a lousy deal and put the investor under a financial burden.

For preferred jumbo investor lending programs check in with @Joseph Chiofalo to help with baseline structuring and a Pre Approval vs PreQual which has helped several of my luxury buyers win competitive offerings.

They are really excellent and can be had for about $30 for a queen and $40 for a king when on sale.

Depends on your commitment and ability to get great returns (and add skillsets to win).

I would recommend Excel 1031, Weiming Peng, he is facilitating the exchange of 6 properties into 3 DSTs for a client of mine.

Logs are excellent insulators, and emit a wonderful fragrance that will never go away.

I've found many excellent wholesalers I do business this way.Another approach...just Google "sell my house" in your area and there will be at least 3-4 paid ads, and dozens more unpaid that will pop up.