I know, I was one of them, - To my benefit I can say I was one of the cautious ones who did do their homework, and thus landed up buying in relatively good areas.Having said that, and even with the knowledge that I probably overpaid for my first two properties,  I am still getting a good return and have gone on to buy more properties in Detroit.Like anywhere (and in Detroit more so than other place) it is really all about the people you are working with on the ground, and the local knowledge you have or have access to.

I am getting ready to build my first home from the ground up and I was wondering if anyone in Nashville could point to me in the right direction to find floor plans.  

I don't want to be involved in day to day operations boots on the ground, so I need a larger community that can support staff, but again, I have plenty of friends who are milking the smaller community niche.

How many letters sent -> how many people called -> how many were interested in showing you their house -> how many you got under contract, etc.Let's say you send out 2000 -> 60 calls -> saw 5 houses -> 1 under contract.So if you're getting a lot of people asking you what your offer is, you're still in that phase where you're having to filter out the motivated ones from the unmotivated ones. 

We are just in the planning phase right now.

BUT...my position on commissions will put me on even ground with the the agent's other buyer clients.Just a thought....curious to hear others' opinions.  

Greetings All:I have an opportunity to purchase a former one level 28,000sf school (one level) block built in 2 phases.

I enjoyed your post for the worthy goals you describe, and humorously in the way you refer to your "age".Let's start with the latter, perhaps my perception is skewed but at 55 I'm of the opinion you've just enter a life phase where you can do so much, experience great things, and create great wealth while in the process.My 93 year old grandfather to me recently "I know I've got at least 10 years, but if I could just get another 20".

The manager never did back ground checks, so I ended up evicting 4 tenants the year I returned from Afghanistan.

All cash or 30% cash & 70% portfolio lenderPartnership might also be a possibility for your real estate investing.Example :You locate partner in XYZ State~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~Partner :boots on the ground, he/she provide % of funding or renovation purchase, & etc.Julie provide % of purchase or renovation.Good luck moving forward with your real estate investing.