Here are a few I have attended, but there are many more:https://www.meetup.com/SAREIA/https://www.meetup.com/Private-Lenders-Network/https://www.meetup.com/SanAntonioRealEstate/https://www.meetup.com/Craft-Brewed-Real-Estate-of...https://www.meetup.com/San-Antonio-Real-Estate-Inv...I prefer the smaller group settings since it is more conducive to making better connections but I plan to attend the larger ones as well.

I've only been to Delaware once and it was just to visit my sister when she lived up there and just from my memory it seemed not the type of area I would be interested in.  

You'll want to make sure your letter is designed and crafted to get a motivated seller to call YOU.

@Rick Baggenstoss  I grew up in Glenn Garry glen ross my dad was a land man just like Al Pacino... and Jack Lemmon would have done better if he did what my dad did.. my dad bought a printing press and I had to make door hangers after work then on weekends I had to put them out door to door.. so my dad got 20 leads a week and did not use the company leads like everyone else.. soon was number one then in 2 years started his own company... thanks for the memories.. my exerpince with this company is on the front lines one of my vendors bought a property through these yahoos  total fabrication on the rehab and resale value these guys are ruthless in their approach and in my mind have little concern other than to make a fee and move on totally CAVEAT EMPTOR if working with these folks..

These types of positions also require on going education, you never learn everything about your craft or profession.

@Risa HindI think you will find it challenging to craft a self-directed IRA investment strategy that will be both cost-effective and productive.Your two IRAs are separate, though they can in some circumstances be pooled into an investment together.An IRA may leverage, but most of the banks that do non-recourse loans want 34-40% down, 10-15% in reserves and want to lend at least $50K for it to be worth their while.  

You've locked in a 30 year mortgage at almost no interest, secured a place to live at a relatively fixed cost, and provided a stable atmosphere to begin making memories that turn a house into a home.  

If I crafted a proposal for the seller to finance a portion of the down payment, what might that look like? 

I appreciate the family friendship but things have to be in writing from now on, memories come and go where money is involved.

I'm a UT alum and have fond memories of my Austin days.