In general, many of the active investors I know that use exclusively private money is that they are able to build a network of people who know, like and trust them. 

@Chris Seveney, the property still qualifies as PR and will get the 121 exclusion even with seller financing and installment sale treatment. 

Next, you want to be sure that you aren't "syndicating" without applying for an exclusion, and you want to also be super clear with your lender about bringing other parties and other money into your deal, even if it is after closing.

Or a newspaper or magazine subscription to keep up on real estate news.

Understand how they may apply after a loss, especially if you have a separate wind/hail/hurricane deductible.Flood & Earthquake - These are typical exclusions under the standard property policy. 

In "normal terms," that just means in your early investing years you don't have a net worth for somebody to go after.Oh, I suppose no chance you would move back into the home for two years before you sell to use the sec121 exclusion?

Everything must be done on a stand-alone basis within the envelope of the IRA and exclusively for the benefit of the IRA.  

Be sure to consider the section 121 tax free gain on sale (exclusion of $250k or $500k of gains, single or married) of a primary residence. 

That is why there are limitations or exclusions on coverages there, and also why there is a greater financial risk for continuing to handle them yourself when you don't actually have E&O coverage.2) You will also be required to "hang" the license with an actively licensed qualifying broker and brokerage in NM, who essentially oversees your real estate transactions and is responsible for making sure that you are practicing real estate within the state & federal laws & regulations.

Once you have that part of your team, it’s off to a good start and it being remote shouldn’t scare you.We pretty much exclusively invest out-of-state.