10 acres What made you interested in investing in this type of deal?

The big difference today is we dont have to carry paper.. we buy for cash and sell for cash.. its a very narrow niche of course.. and the marketing is just like any of the wholesalers big spend on out bound .. and guys/gals that can close a deal on the phone..

There are a lot of moving parts and you're dealing in a city that has, by definition, a lower-income tenant base.It has its own challenges.

I don't use BP much since I'm in Subto and usually in that space, but if you're doing deals down here let me know! 

The brokers I have seen for this type of deal typically take around 1% (not 3%).

Still quite active buying SMF, as well as more passive deals in syndications, and do some private lending. 

NPL sounds like bigger deals so it might work differently.

Starting to wrangle as much cash as I can to do my first small deal and get some positive cash flow to exit the rat race!

I'd be happy to hop on the phone to walk you through what I've learned with the 7 RE deals I've invested in in Indy, and what our team has learned helping over 150+ investors buy / sell in Indianapolis. 

I would say what you are doing now with the investment fund is great, then find a real estate deal or a business to use that amount in the fund to purchase and repeat, and/or max your HSA out first.