Also, it's hard for banks to sell to individuals off market because it shows favoritism (it is favoritism) so to reduce liability/impartiality and increase transparency banks almost always go through a 3rd party broker. 

@Marc Dube, definitely want a HELOC to buy/hold for 6 months, then refi into conventional loan...rinse, repeat until I get to 10 properties, then will have to look at other options since Fannie/Freddie won't allow more than 10 in an individual's name.

They also made individual owners responsible for upgrading the stucco within the boundaries of their unit rather than making a special assessment to do the whole building. 

You can also add on individual services and have the company assign you a specific agent to take buyer calls and negotiate for you for an additional fee.

I trust my agent very much but as you know agents have no authority and are at the mercy of the agency ..

They can only control what they know.You have to go thru the housing authority before you file an eviction since you have a contract in place with the government. 

The second example is the same essentially, but by the individual being licensed, even if not acting as a fiduciary, appears to be a net listing, which is illegal in most states.If you want to wholesale, dont get licensed.

Your greatest tools when thinking about the location within a city are individuals operating on a daily basis within that market, such as Property Managers and Brokers. 

The vacancy of 5% is as bit low for my liking, but that's truly up to the individual.

The structure would be an Equity 506(c) The Ideas Already in place: -Brokers-Online websites such as equity funding platforms-Private Banking Firms-Relationships PPM document creator has with other investors-Forums-Companies that sell lists-Opt-in accredited investor databases-Firms that do the marketing with you (must be licensed)-FINRA broker-dealers-Individual securities brokers-Registered Investment Advisers-Private equity firms-"finders" for capital.