Have you tried to pitch it at your local REI meeting?

You can see who might be present (as most wait in the hallway to be called for mediation etc.) then and make your pitch.

Both have risks but the most you learn on that specifically area the most you minimize that risk. 

Having allowed them to pitch it to me at great length (I was one of their "nightmare" attendees), I concluded that it was not suitable for me at the current time.Now, take aim in my direction.

I gave PM margin as discount to my tenant, to minimize vacancies.

I've been looking at possible SFH (for quicker turnarounds and easier maintenance as well as management), either HUDs or other distressed properties, but with my analysis have been seeing that the cashflow is extremely minimal.

I'm comfortable generating a return of over 12% cash on cash, 20%+ IRR while developing unique ways to minimize risk, providing high-quality rentals to my tenants, and sleeping well at night.I have friends who buy and flip 20+ SFR rentals in Detroit, deal with unsavory people, but likely generate over 60% returns annually. 

After sitting through the seminars/sales pitches over the years, getting frustrated and getting nothing accomplished I feel like I have found a home.  

I have a bit of information on what I might be eligible for, but it would be great to hear from someone who will know nearly all the answers.Zachary,  Cedar Park is nice, but I work north of the city and we are hoping to minimize the commute.

Especially one pitching their own products.