@Omar Khan The sponsors I invest with are selling (or refinancing and returning capital) in 3-10 years because (1) many of their investors want their capital back (2) it maximizes the IRR and (3) it maximizes the benefit of cost segregation.I'm a buy and hold investor in my direct portfolio but I'm fine with sponsors flipping properties in 3-5 years in my passive portfolio. 

It is done by opening a self directed account.

So I assume the “buyer” was paying you, and not your directly?

As far as what draws people in, not a whole lot directly in Montgomery, but close enough to surrounding areas to draw off of them a bit.

I've done direct mail, bandit signs, networking with other investors and realtors, and making shotgun offers on the MLS.

If anyone has pointers to give me or to steer me in the right direction let me know!

My number is in the signature if you need clearer directions in finding support.

Charlie, congrats on achieving so much at such a young age and looking to your future (six-figure salary, saving up money and paying off loans, and investing your post-tax income).I invest directly in properties that I own, as well as invest passively and syndication/crowdfunding. 

So I can contact the bank directly and let them know that we can assume the debt?

One of the agents I work with has a cell phone app that ties directly into the MLS, that does this.