Do these lower prices mean that this is a town of solely D class properties?

Good source of clients looking for a new start.Jim

In this day and age it is relatively easy to get all of this information from online sources, you just have to be confident in what you are doing. 

Have a buddy who closed many deals including 242 units while deployed.Your local REIA will be a source of the contracts and paperwork.Have a buddy who walks a targeted neighborhood door knocking on doors speaking to residents on behalf of the local politician.

I mis-spoke, I was simply try to say that an investor can borrow from their own sources to get the benefits of leverage without having to cosign a loan for a larger amount that will negatively impact their net worth.

The forums are indeed incredible sources of information.

I went to List source and I don't know how to get buildings that are 4 units or greater....I got some that had apartment numbers...How do you do what you do?  

Last I heard, the broker said they hit a "snag", and he is transferring all the documentation to another financing source.

3) from your experience what are the terms of investing with a JV when someone gives 100% of the funds and the other party puts in the work/sweat (sourcing notes, setting up the payments, negotiations etc).4) what would you say the advantages of performing notes upon regular real estate investing (buying a house and renting).5) what kind of return should I roughly expect?

I don't hold myself out there as the actual funding source, but rather a conduit to finding financing.