I am so much happier once I got out and we started this company prior to the last crash. 

It cost us around $3k per fund (we had all five funds evaluated) Cheap money and easy way for sponsors to put their proverbial money where their mouth is.  

I have tenants already lined up whom I've sourced online, through word of mouth, etc that are moving to the city for work and willing to pay the rents I intend to charge, so I just need to close and get them touring asap. 

This is a great way to get direct buyers by word of mouth. - Search BiggerPockets forums for members looking to buy/live in Long Island.

Run a professional operation, have your business rules in place, and follow them.You'll be much happier in the long run.

In my market, this can easily lead to increased home prices, closed transactions that had no inspection where there are a lot of issues that could have been identified by an experienced agent, and a bad taste in the consumer's mouth.  

It is "word of mouth."

I haven't done cold calling since I was a 19 year old alumni fundraiser, I bought most of my portfolio via sheriff sales and REO auctions, a couple on the MLS and a few through community word of mouth (before everyone and their dad was a wholesaler) . 

Putting my money where my mouth is!

Investigate conventional finance, FHA loans, and other programs that can be in line with your objectives.Through networking, word-of-mouth, or direct communication with property owners, take into consideration investigating off-market options.