@Jason Wyatt Keep learning, read, identify a niche of REI you want to focus in then meet local RE investors and develop relationships with those that are succeeding in that niche. 

We focus on older properties with deferred maintenance. 

Sounds like you're focused on apartments.

I am in the process of creating an LLC and chomping at the bit to get things rolling.Right now, I am focused on learning the legal, business and strategy aspects of REI. 

@Orion Deaton, It's a powerful tool that allows you to sell investment real estate and subsequently buy investment real estate without having to pay the normal tax on the gain from the sale.  

I live in Memphis, but even living in Memphis, I prefer to focus on homes that are worth $80k+ ARV and $1,000+ monthly rental value.

I am now in a w2 job because i now understand the power that the w2 provides for doing the BRRRR strategy since ive done that in the past. one of my partners is a contractor and a great one at that so weve been biding on homes we like on HUBZU and with the cost we save on renovation it really allows us to bid a bit higher then the others. unfortunately we have not won one of the properties but were going to increase the amount of bids we place within in our criteria.

Make sure you job is stable, you have reserves, your credit is where it should be, you do your diligence on the city to ensure it has staying power, you do your diligence on the property, estimate costs correctly, etc.

All of my recent conversations with lenders have focused on borrowing as an individual.

I'm just looking for an area to focus in on within the Hampton Roads area.