In the time/money balance, I have a bit more money than time to spend on it, so my free time is spent looking at houses other people have already identified (wholesale or MLS).

My thoughts are that as Atlanta economy is thriving many who have been renting can now afford to buy.Anyone noticing a similar pattern in your area/playing ground

The property is identified, negotiations settled, title company selected, just looking for guidance on the operational and legal components of the transaction.- Afford 10 minutes of talk time to discuss the process more broadly, educating a relatively new investor? 

With that information, it makes it much easier to identify location.

You'll get some comfort from looking at a graph of historical top tax levels - https://bradfordtaxinstitute.com/Free_Resources/Federal-Income-Tax-Rates.aspxAside from obvious extreme hikes  for WWs 1 and 2 and Korea and Vietnam (seeing a pattern here) and paying for the New Deal in the Great depression - Tax rates haven't changed that much since the tax code went into effect in the early 1900s.Since 1980 ish it's been relatively unchanged around an axis through 3 democratic and 4 republican administrations. 

There are excusions in the SEC code that identify vehicles for pooling fuds together just in the way you are describing.

I'd identify a specific neighborhood and get to know those owners. 

I recently used our software to identify every multi-family property in my market and then reached out to every owner for a 1031 exchange.

@Eli Miles I would start by identifying 3-4 markets with solid multifamily fundamentals within a two hour driving/flying radius from your area.

What do you know about those properties if you don't already have those team members identified?