As stated previously, there are a few reputable turnkey companies here in Memphis as well as a handful of successful wholesalers and investor friendly realtors.

I have an IRA (used to be a 401k from another previous employer several years ago) which I use with an Edward Jones retirement strategist to help it grow over the next 20+ years. 

We are syndicating deals in self-storage not multifamily but we typically shoot for a 70 % LTV in our value add projects. 

You'll always have renters in Salem too because of the college. 

In both cases these guys are basically 9-5 employers that have some money left in a previous 401K and wish to get stronger returns, which is what I am offering.

On a previous thread I asked about the time to refinance or sell a value-add multifamily, and was given a general timeline of 1-2 years to renovate and raise rents, followed by another 2-3 years to stabilize the property. 

She is from DFW, born and raised, and I moved up here in 2011 to start college at UNT.

I've been in Atlanta for a few years now and I work for CBRE in Project Management, and previously for a small masonry subcontractor in Florida; so I'm quite familiar with the construction industry, just on the large scale commercial side. 

I am also trying to get some kind of data on the seasonality or ebb and flow of tenants of  since it's a college town. 

Kitsap / Mason county  not too far from W seattle  ……..another idea that might work with your price range is the local college towns ( Bellingham / Spokane .