It does take a lot of capital, though.And if you want to venture further out, you may wish to consider the Sacramento area.

I need to present an executive summary to a potential commercial lender or venture capital and have never done one.

I would pay an attorney to design the venture.

I suppose it was a successful venture even if I did learn more of what not to do than what to do.

-raised $480,000 in capital -sold 2 houses in Memphis -purchased 5 houses in Memphis -sold 1 house in Memphis -purchased 1 house in Memphis -sold 1 house in Memphis -purchased 4 houses in Memphis and 1 in Cincinnati -sold 1 house in Memphis -sold 1 house in Cincinnati -purchased 4 houses in Memphis -entered into a joint venture of 8 houses in Memphis -hired a real estate marketing specialist to build my website and do all of the SEO work -agreed to sell all of an investment firms bulk REOs on my website -entering into a joint venture of 20 houses in Memphis -agreed to sell all of a hedge funds bulk REOs on my website In addition to actual deals, BP has provided me with knowledge that I could not have gotten anywhere else.

I think what you are really looking for is a PARTNER for your venture, but what is common for that is they take 50% of profits.

If you buy a property from a landlord who desperate to sell and you lack the experience and the knowledge to turn it into a successful venture, you bound to find yourself at the same predicament that the seller is in at the time of the purchase.

(Had to raise rent since I pay water) As far as resale is concerned, I haven't ventured into that area so I couldn't tell you.

Their software and process is really dummyed down and doesn't handle any exceptions to the workflow.

My goals for 2010:Earn at least $1.2M in income.Flip at least 50 homesComplete a joint venture with at least 5 BP members whom I have yet to do so with.Take my funding business to a much higher production and profitablity level.Prepare for my full blown commercial investment strategies for 2011.Do all of this while spending less time working and more time playing.