I found some 'discount broker' (I now am under a buddy). 

Then we can invite your buddies for their wonderful perspective...I'm generally OK when someone wants to have an honest conversation about project cash flow and ensure they aren't way behind / @RISK. 

Even ignoring the 'theft' risks, you have gift tax return exposure (and use of lifetime exemption), transfer taxes, no basis step up involved with gifting the property back and forth, probate risks if the 'buddy' passes away and didn't update their will for the property. 

The housing prices there have also skyrocketed, however; there is a whole bunch of apt complexes being built up now that might eventually balance out prices.I've never bought anything down in Chatt, but all of my investor buddies say it's a great place to find good rentals.Let me know if I can help locally in Nashville and the surrounding areas. 

My buddy who the Gc that I picked and brought back and forth.

Good job buddy, every second make a difference when someone bleed out or getting ready to go into shockI am a Paramedic and I have been called several times by this older couple tenants I have, his wife would call me before she call 911 and tried to save an ambulance bill but they only live half mile from meSometimes going a little out of the way or help someone is the greatest reward 

(I feel this is the least desirable/most expensive way, but may be easier to find properties)I'm in your shoes buddy except I dont have any retirement fund coming in in ten years unless I create it now.

My buddy did that, and it worked out great for him.

I have some broker buddies of mine looking for land.

I have a really good buddy that I served with that also shares my goals in investing.