I'll look into syndication and into turnkey: my thinking re: turnkey is by not pinning myself to a particular state where I have a team in place (Texas) and fish for deals across the nation in markets that help meet my objectives chances are i'll edge closer to the goal.

:)It is on the coast and a 'fishing' type town... so i have flood/tornado/hurricane potentials population ~5000 . i can try to find more census dataJob growth?

They were bigger fish in residential pond but now a minnow in commercial.With a 1031 exchange you could exchange to own directly,look at a TIC (tenants in common) model, or a DST ( Delaware Statutory Trust).

Be persistent, have all your fishing lines out there (marketing) and when you least expect “BOOMM” you get that call you’ve been waiting for and trust me you will.

Pretty soon it turns into a discussion about how the break room vending machine never worked and Mary brings fish for lunch and it stinks up the whole office.Same thing with buyers asking to get into the house "To measure curtains" after inspections.

We don't want to just give them money from our flips, instead we want to 'teach them to fish', so to speak.  

To me, selling houses to buy other houses is like selling fish to get worms to go fishing.  

Most guests want to be near the action and likely wouldn't be willing to drive the 30 minutes necessary to get out of the Nashville metro to an outlying area.Even so, there are some interesting possibilities outside the metro that could be destinations in and of themselves, especially for outdoor types who would be combining a hunting/fishing trip with some time in the city.If Nashville does successfully ban STR, that would likely drive more demand to the outlying areas.

If you offer 100k on a 150k listing in the first week, they'll probably tell you to go fish.

Other than that you need to look for houses not on the MLS, inventory seems to be low in this area and there are a lot of people fishing in a small pond.