Just one other comment, Having family in Joplin, I'm sure you have been to Springfield, you know that there is money in this town, a few are big fish in any town in this country, so with that, yes, I can locate more money in a coffe shop than most can going to HML or institutional lenders.

In 17603 if anybody wants to grab a glass of wine or a cold one and talk shop, dreams or fishing!

More likely you are requiring too much profit per deal because you have read some guru's stuff or are using some set % or listened to fish tales from other investors.We all want huge, easy returns but they aren't common.  

At the end of the day you end up with people who want to do business versus those who are just fishing. 

It must be either your primary residence OR zoned commercial...so you'll want to broaden your search into the county for the UT clientele.

Lots of fish in the property sea.

@James Black - My buddy wanted to go on a fly fishing trip with me.

I'm sure we've all had the dream of investing full time, quitting our 9-5, and being able to spend our time investing in our children's lives, golfing, fishing, or traveling the world, but I'm wondering if anyone is actually living it.

Fathers are not allowed in the building, but are free to invite his kid and his friends to go fishing or the zoo or wherever.

@Thomas Long - downtown Pensacola check out Jaco’s at the end of the pier, Bagelheads (local breakfast spot), Fish House Restaurant,  Nick’s Boathouse and if your into jazz with a home cooked meal, Five Sisters Blues Cafe.