I haven't been to any local investor meet ups quite yet.

I never was able to coordinate a consistent quarterly meeting for planning, I never knew who to contact because they have multiple levels of their workers and people were constantly moving in and out of the organization.  

Office; AND$5M or more in revenueSEC regulated investment companies + certain business already under strict regulations from the Federal Gov'tWho is a "beneficial owner"?

From the sentiment of your post it seems like you're viewing the buyers as strictly investors when they may lean more towards traditional homeowners looking for a quality of life improvement or an improvement on their current financial situation today.Let's say the buyer pays 465k and has a 5% interest rate.

After meeting with a number (like 8) different contractors the quotes i got back made the deal, not a deal (i think). 

Would you be looking to owner occupy the property or strictly as an investment?

I am not aware of any meet ups in Gettysburg. 

If someone says "but I meet the qualifications!"

Meeting a 20% down payment to avoid PMI seems manageable, although would take a big chunk of my liquid net worth, and I prefer this route over using an FHA loan.

The zoom meetings are a free for all and Jerome relies on his hype communication style to amp people up but there is no content or context to get amped up about.