Some big players are building large "luxury" high-rises here, so there is activity.  

It's a poker game with same rules, but different blinds and players on different strategies (hopefully you're familiar with poker for the analogy)

If you are lucky enough to have a friend willing to back you financially then your deal would NEED to look like this:  1) The two of you start an LLC (ownership split is up to you two; really up to him as he has the cash)2) The LLC buys the property with 25% down in cash (no less than)3) Expect both players to PG the entire note (this means full credit pulls and financial disclosure)  4) Terms and rates determined by the lenderSorry but that's just how things are done.

Hard money is usually the last resort, because it usually carries a high interest rate.

The thing that does worry me a little is I've heard some big players have been offloading a lot of their properties there which makes me wonder if they foresee something the average investor or home buyer does not...

Chance Waddle wholesaling in NOVA is extremely competitive and their are a lot of players.

It seems to me to be viable for micro/small players (under $1M, over $250K) but to date the numbers for me only work outside the 'big 4' (Charlotte, Raleigh, Wilmington, Ashville) areas.

Crowdfunding makes real estate easily accessible, however, in regard to institutional/syndicated real estate investments, the advice of an expert who works in the industry every day, knows all the players and their track records, and performs due diligence on each offering is a great benefit to you and comes to you at no cost.

My timeshare gives you the resorts that are having inventory specials for the next 3 months and I just go from there.

It's vitally important to know who you are working with, and have the history of the players involved.