Start today, have a long-term vision.

@Jaren Taylor, not sure if this is why you talk about raising all cash, but given most deals are trading in the 5% cap rate range, and agency debt is 6.5% while balance sheet debt is closer to 7%, I whole heartedly agree that all cash is the ideal capital structure for many properties today, if your goal is to maximize overall returns for your investors.  

While I know this isn't a lot in today's market, I believe there are creative ways to make it work.I’m a former foster child who was declared independent as a teen, so I've been living with close friends that I consider family.

The only thing I will say is Jacksonville has had rents drop in many areas, so you're not alone in having the same property rent for less today than it did in previous years.

You know what dawned on me today.

I just drove thru the Bay Breeze Motel today.

Quote from @Collin Hays: I had an inquiry today from someone interested in buying a condominium in the Pigeon Forge area to rent out.

That list of areas, it's what everyone talks about...Nobody raves or brags about the Detroit opportunity...I think I'll save my story for choosing Detroit for another time, but the long story short version is this: I believe Detroit is the greatest economic opportunity standing in front of us all today, and those who know how to navigate it will get stupid rich.Below is a snapshot of my Detroit portfolio. 

But, today, most judges are requiring a GAL anyway.

I learned about them from a Rent to Retirement podcast where they interviewed a former W2 FT sales guy in tech (that's me today...) turn real estate investor.