Ground up for retail in Texas for exterior is about 100 to 130 a sq ft depending on the finish and ground work that is required.

So, with $4,000, here is my plan:Phase 1: June/July 2017 (Summer Semester)- Groundwork Continue market research with "boots on the ground" (I have been reading as much as I can about the Charlotte area market)Join local REIA, contact local investors to build a solid network, and find potential JV partners for flipsStart Marketing around mid JulyPhase 2: Mid July-December 2017 (Fall Semester)- Marketing, WholesalingStart with Bandit signsFacebook adsDrive for dollarsGoals:Net $15k in wholesales by 2018Net $15k on at least 1 flipHit the ground runningAs you can tell, it's a fairly rudimentary plan that has room for improvement.

- I agree there are more important things and but I'm in Russia just waiting to get home to Denver, which will make it a little easier to search for deals- and meanwhile I'm trying to take this time to lay some groundwork

But working through an agent with a pocket listing or even on the MLS can be the groundwork of a great working relationship moving into the future.

@Dustin Sanders 1) you  should  focus on  trying to get the  HELOC on your primary home as  most  heloc lenders  will not  lend on  rentals ...2)  if your   schedule  E  has   significant  positive  rental income  - there might be  a  chance to get a HELOC   3)  contact the  lender that  has  the  1st mtg on your home and  also the  place  where you bank for options   4)  try the smaller  sized   credit unions and  banks in your  vicinity for  options  5)  if you cant  get the heloc in place now - you can  have this  groundwork  done  so that  when you do have a new  job - you can proceed with it 

If I don't respond for a few days, its because we are finishing ground work for our latest location 330 units.ZONING, I-3 RIGHT?

If you are looking for a fully passive, income-generating investment I would definitely look into investing with a syndicator, or partnering up with someone who is willing to do the groundwork. 

Prepare for this to be a pretty informal meet since we'll sort of be laying the groundwork for the future.

Been laying the ground work.

Setting goals is extremely important as it establishes your priorities, and it is much easier to make the quick decisions necessary to get great deals in real estate if you have already done all the groundwork, set the priorities, know exactly what you are looking for and at what price point.