This deal and the one before it came about from networking, building a relationship with my property manager, an investor friendly realtor, and learning what makes a deal a deal.

One lesson learned: Create a good relationship with contractor and shop around for the best pricing on materials.

The majority of buyers appreciate the expertise that a good agent provides (local market knowledge that can only be gained by being active in the market buying and selling all the time, looking at most of the new listings in person or at least online daily, a background in or at least understanding of building construction, relationships within the network of professionals in the industry doing deals, vendor referrals, legal protection through E&O insurance and keeping up with constant changes in approved contracts and required disclosures and forms, negotiating skills (the average person is terrible at negotiating directly and has no desire to, I find Americans are uniquely averse to negotiating and prefer to outsource it but I digress), etc.).

@Justin PumprAs real estate investors, you should stabilize your portfolio, focus on debt management, adjust contractor relationships, implement stricter risk management, and tighten underwriting criteria.

Also, if you have a long-term relationship with a local attorney, they may offer a discount for repeat business.

On development deals we have to but I only use my bank that I have a 30 year relationship with and I put in our loan docs up front an unwind clause if it comes to that so the only way they would call a loan is if I walked away and deserved to have it called..

If you're 28, in a relationship or single but no plans to marry then I would househack locally.

However, if you know and have a relationship with the person/team that will be doing the rehab for you in your absence and trust they have your vision in mind then you are in a better place to start. 

You can also use your relationships and where you work to launch MTR properties nearby.

Do not think you can just start an investment company with 15k (that is reserves only on one property).Work for the next couple of years while you all learn and use your skills to help build the foundation of a future company and leverage your relationship with the alumni to see some of his properties and learn.