Partners and investors are a bit different for me.First, partners are very valuable but must be chosen wisely.

I've chosen to go with nicer neighborhoods as local investors and property management companies have pushed me in that direction.

After about 8 months of studying and researching and familiarizing ourselves with real estate investment, my start up investment team has chosen to make our first investment in Tulsa, OK.  

That said, I do have a simple scope of work, materials list, chosen finishes and a timeline. 

It'll either confirm you've chosen the right niche or it'll let you know early on you need to look at something else.

In looking for alternatives, we have chosen the Tampa Bay Area to focus on, primarily because we have ‘boots on the ground’ and some familiarity with the location.

Like you, I studied so much in school, hoping to strike it rich in my chosen profession, only to be disappointed that it was not the way to financial freedom. 

I have chosen not to play in that sandbox anymore becuase of that very reason and the time constraints lower income properties have on my staff time.

The example is chosen from the MLS based on the buyer's purchase criteria. 

My properties provide me with good steady cash flow, but only because I purchased them with cash.Outside of that, I only invest in very carefully chosen syndications, BDC's and multi-unit properties here in Los Angeles.