We have been happily surprised at the upside available from paying a full, fair price to a mom-and-pop seller, upgrading, increasing revenues, and selling to a higher level buyer (like an institutional player).

Drive around a bit as well - there's still a lot of regional players in billboards if one is operating in your market chances are you'll do better with them. 

Never heard of them before....but your typical real estate "mentoring" guru will invite you to a free 2-3 hour session, and convince you to come to all day on Saturday or 3 day weekend course for $299-$399, when you are at that course, they'll convince you to be a Big Dog player for full on mentoring at $15,000-$50,000.   

I built the property in 2005 each unit is 4 bedrooms 3 bath  in Houston Texas I just spent the weekend masterminding with serious players in the group home space. 

Another great resource is Linkedin, reach out to players in your area and offer to take them out to coffee or lunch.

I’d rather throw money at a Columbus turnkey player than in a foreign market with unfamiliar terms of recourse.

Your journey from New York City to building Auben Realty into a big regional player shows your dedication and know-how in the field.

However, I'd like to start building a some key players on my team.

And when things break, the chickens will come home to roost for all SF/subto/no cash in players or folks who bought into the FOMO without reserves.

Agreed, the deals are always to be had if one looks hard enough and know's the game.Don't hate the player, hate the game if you don't know how to play it hehe