Specialization is for insects."                                                                     

Have you explored direct mail campaigns or partnering with local realtors who specialize in off-market deals?

Kenny,As a lifelong real estate investor and a broker with over 30 years of experience specializing in multi-family properties, I can confidently say that success in this field is all about building relationships.

Does anyone know if BiggerPockets has RE agents who specialize in land purchasing?

If I did it, and I'm no one special, anyone can do it.

Connect with a local architect who specializes in new construction duplexes and get their feedback on the highest and best use of the land, as is.

@Jay Hinrichs Thanks Jay, I will probably bounce back into the government (DOD) with my Special Operations network.   

Private equity firms seem to favor larger operations with scalable systems, while smaller mom-and-pop firms are often acquired by local players or regional operators looking to expand their footprint.If you’re looking for actionable intel, reaching out to brokers specializing in the sale of PM firms could provide useful leads.

Syndication Reporting IssuesMissing Form 8918 for reportable transactionsInconsistent investor disclosuresRequired registrations skippedWhat Doesn't Actually Matter:(Despite What Your Uncle's CPA Says)Special AllocationsNormal promote structuresStandard waterfall provisionsTypical developer promotesReality: Unless extremely aggressive, IRS rarely caresTechnical DocumentationMinor §704(b) gapsCapital account glitchesTechnical allocation languageTruth: Unless hiding something biggerProperty Value AllocationsNormal basis step-upsTypical appreciation splitsStandard promote calculationsReal World Example:🏢 100-unit apartment complex4 partners, $5M dealDeveloper promote structure= Zero IRS interestSame Deal With Red Flags:🏢 100-unit apartment complexHidden partner arrangementsArtificial loss allocationsUnreported debt shifts= IRS AttentionPractical Protection Steps:Basic Documentation✅ Clean operating agreement✅ Economic substance✅ Partner contributions tracked(Don't need War & Peace complexity)Economic Reality✅ Allocations match economics✅ Real money movement✅ Actual partner participationClean Reporting✅ Consistent K-1s✅ Required forms filed✅ Clear communicationThe "Sleep Well" Test:Can you explain your structure to an IRS agent without sweating?

Right now, I am an aspiring real estate agent specializing in investment properties while also in the process of developing an app!