Keep learning as much as you can about your local market - see who the players are and try to connect with them.  

It might be more of a concern in a complex dominated by owner occupants, who would be more likely to push through HOA rate hikes that are less likely to see a net gain for an investor.Your cashflow is entirely based on how much down payment you bring to the table and terms of the loan.

Want to start building my business/career , just need a little guidance for this hard worker, good listener, team player ! 

Of all the player that fueled the bubble, I'd say that consumers and speculators had a lot less to do with it than regulators, banks, hedge funds and the government.I work in a large bank.

The reality is that it does not pan out that way in the C and below areas unless the investor is very hands on or has a PM who is very much hands on.This draw to high cash flow brings with it a number of questionable players that has got many investors burned....some of whom I know so be careful who you deal with.What happened to you in Memphis can happen here too if you are not careful.

These people are full-time and the biggest players in your market.I would either do an LLC partnership with an exhibit A JV agreement that defines the roles and expectations.

Try to see who the major players are(They will be at every sale)  Watch what properties they buy then investigate the properties after. 

And I am also a member of HAPCO where there is a newsletter advertiser called Dominic's Appliances in South Philadelphia.

One thing is for sure, if we learn to survive in the new lead paint regime we shall dominate our areas...few investors will have the stomach for this.Andrew 

Hey guys my name is Andrew, I'm new to BP but have been reading Brandon's books and listening to some BP podcasts and love what this site stands for and I look forward to meeting other players in this real estate game.