The most important thing is to work with people you trust. 

Would it be better to stay in San Antonio and network with people in San Antonio?

I'm particularly interested in what tactics people have implemented for sourcing quality deals (not the I need 100% financing bs)Would you:1.

I'd like to find honest people who are not going to rip me off.

As those prices fluctuate, there is a builders somewhere putting his feet up waiting to see a market turn more active because the last thing he wants to do is start paying crews to build houses, that could drop in value while he's halfway through the build process and losing equity halfway into the project.

We are the kind of people who do not jump into anything without fully planning it out.

@David Dachtera you are losing credability here.  

Similar to what Patrick stated - most have ITINs and have seen a lot of loans like that and those are sold many times on secondary market. if not I know people who still originate I would say they are tougher to sell on secondary market but there are still buyersRe: jay comment - price of notes has doubled over past five years on many loans - especially defaulted or loans with some hair too them. 

People have already moving to the Surprise/303 area in recent years.

Is this 1 flip where you're going to lose $20,000 and never touch real estate again?