This morning I read an interesting post within a REI group I participate in on Facebook.

In smaller numbers it is possible to get more participation, I had 9 out of 10 people buy their first property from my small group coaching.

And a large share of college students do not truly dedicate full-time hours to school.There is plenty of opportunity to take advantage of free school, and still participate in real estate investing.

I agree smaller, attentive, investors have an advantage over banks and larger institutions when it comes to dealing with these situations. 

The reason I do is either (1) to obtain a higher price or (2) to sell a property that does not qualify for financing or (3) because the only interested buyers are the type that don't qualify for institutional financing, or (4) as temporary financing to quickly complete a sale.  

You will want to start with a cover letter then attach to a business plan that goes over at least the following:Mission Statement - including executive summary and financial overview.Business description - name and location of business, principal owners, legal structure, status and type, definition of products/services, major strengths and challenges, strategic goals and objectives.Operation Plan - location, physical facility, labor, suppliers.Market Analysis - industry trends, description of total market, target market, analysis of competition, production/services differentiation.Sales Strategy - Pricing policy, distribution, promotional efforts.Management Profile - personal history of key participants, duties and responsibilities of key participants, compensation, available resources.Financial Analysis - sartup costs, source and use of funds, capital equipment list, income statement projection, monthly cash flow projections and assumptions, balance sheet projections, personal financial statements, personal income tax returns.It all a numbers game - make sure you present your number truthfully and make sure you educate yourself on every aspect of the business.

You can finance with a hml or private money or a heloc on your personal residence but you will probably not get a Fannie Mae loan from your local financial institution.

Would anyone be interested in participating in a REI meetup in the Enfield Connecticut area?

Spend some time on BP, participate and reach out and go visit with others that are doing deals.

Meet the top brokers in your town and see how they act, dress, speak, and what sort of social media activity they participate in.