I ain't sharing no rookie tips, these are pro LPTs and are only for those with fire in the belly!

It sounds like the juice isn't worth the squeeze. 

@Tom Bell, I would be interested in some info on your REIA.

Name rings a bell, I have not read his stuff.But I have a question, why would you consider paying big bucks that you can get for nothing or very little with a little effort?

I hear the fall from grace can be long and hard.....Hey Bill Gulley,To go back and read your belly aching comments in this thread it looks a little out of context with you having 100 influence as compared to when you had like 70 or whatever it was.

Good NNN commercial properties can generate those returns, too, provide you tenant doesn't go belly up.

Will Sifert You have already received some great advice... well, except for Michael Quarles ;) Unless you are planning on sending thousands of letters out, I personally suggest juicing every phone call through a friendly, yet professional conversation.

I also build specs(actually my MONEY builds them) to keep the juices flowing in Texas and Utah and have posted several threads here on bigger pockets with the results.

Getting belly to belly with people who know other people? 

Like my dad always said RE is a Belly to Belly business...