i know this sounds pathetic but I need to get out there.I've done a ton of busy work and i do not believe i can get any more prepared to start than where i am now.I've been to webinairs and find myself answering other people questions.I've listen to countless you tube how to videos and find myself hear the same thing. even saying what they were going to say before they said it. i got yellow templates saved, i got seller scripts saved, i many different business card designs saved, i have a web site designed saved. the list goes on and on.What i need to do is start picking up the phone and make some phone calls.to like: calling realtors and get to know the hot spot marketsgo to a reia meeting instead of keeping track of when they are.network with others in my areastart looking for real property (not sample property to practice on) and runing the numbersdirect mailgetting on that phone.it's just frustrating and i have no one to be frustrated at but myself.has anyone gone through this phase?

Local markets are still hot, so I'd like to get in sooner than later and capitalize on the fast equity build for longer term strategies.I'll look into the options you've noted and seek out a smaller, more flexible S&L/Broker and try to start building a relationship there.

Apartments are hot right now.

It's dry and hot so there are few overgrown weeds and has little landscaping.  

The same with furnaces, hot water heaters, etc.

I'm currently an owner in a small condominium (13 units) in an area that's been rather "hot" for investing.

Thing like the hot water heater are common equipment and therefore any replacement expenses come from HOA. 

Lowell has quite a few but that's turning into a hot market.

Add in a very HOT multi-family market and you might find yourself with an asset that nobody else wanted (for the right reasons).  

As for MLS listings, I've been writing a lot more offers realizing that only a fraction will work out.What have you done to succeed in obtaining properties in crazy hot markets?