I can try and post updates after each month to see if my expectations are consistent with reality.   

We have been reading post after post for the past two years from (1) members who are fed up with the market (2) members who are having a hard time starting in a hot market and (3) members who have highly appreciated properties but don't have an alternative investment option if they were to sell or exchange.Deal flow is king in this market and you have to (1) put hundreds of deals through the funnel via marketing and networking or (2) you have to invest with someone who has it.I made a decision two years ago to do more of the latter...to start heavily vetting passive opportunities with experienced sponsors who have mature deal flow pipelines (i.e. deep broker relationships, industry leaders, full time staff dedicated to deal flow, consistent off-market properties)...while still casually vetting direct owned opportunities. 

But it's very competitive too, so you need to stay consistent in your marketing and follow up.

It is a row home complex consisting of 5 houses total. 

The IRS has consistently shown that it is suspicious of deed transfers immediately prior to a sale. 

I have joined few REIA investor groups and will be attending meetings consistently.

I wouldn’t say I’m consistently helpful.

Be diligent and consistent and you'll find them.

No need to change anything for one tenant, keep things consistent for all.

we did all the heavy lifting no work at all for the investor.. and the returns were very consistent.. and if there was a problem us as the broker jumped in and fixed it for our client.. you can find people like this in your market NO doubt..so my point is why would you risk partner with someone on the internet to buy a note and give them half of your returns.. that I simply don't get.. as an alternative you can go with some funds that are out there  PPR  Mike Hartzog  Ed Malaki they all have funds. that you can join in ready for prime time companies..