This is why a lot of syndications also fail - they raised a lot of money because the promoter was a great marketer but awful manager.2.

In general I have unfortunately never gotten much return on any social media marketing. 

I am exploring the possibility of purchasing an off market plot of land, building a modular home, and then selling it.

What kind of market are you looking for? 

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Any advice on starting out on this in the Houston or Katy market?  

When searching for clients I usually suggest starting with ones inner circle and good old grass roots marketing. 

I have used both TSP loan and HELOC to purchase investment...I certainly thought the ROI from real estate was better than relying on highly fluctuating stock market. 

I have an off market opportunity for a 3 plex that I’m looking at.

We backed out of that deal because there was a freeze that hit Texas market, and that freeze caused a bunch of plumbing issues.