I have had multiple clients in in multiple states get in a snit with the state not the AG but the department of real estate for basically marketing properties they did not own.. like listing them on a website of theirs.. sending out e mail lists to buyers etc.. this was Oregon and Mississippi.. these I have direct knowledge of.when I was funding a big turn key operation in Orlando 4 to 6 years ago the big wholesaler there who was selling to my client was a licensed real estate shop.

And of course I am all for being corrected on my thought process here .. but just my limited experience.I have a ton of experience in the Mississippi valley though and can flat tell you the tenant base on the lower end high cap properties are a HUGE risk to an out of state investor or someone who is not a TRUE PROFESSIONAL in the space..

Welcome and hello from Mississippi too.

Check out some of the properties in my market area (Jackson, Ms) We have major industry in the area and adding more all the time.

Just make sure that the contract not one you type up in MS Word.

Page Huyette,Here is what I use...not THE way...just A way.SamDear Ms. xxxxx,My name is xxxxxxx and I own several rental properties in xxxxx.

Speak to Ms. 

That is one of the main reasons I have mostly transitioned heavily to the Midwest ( Indianapolis, Oklahoma City, Kansas City, Jacksonville MS etc...).

I’m currently looking for local Real Estate Investing groups in the Mississippi area.

Do you geek out over MS Excel?