To me everything you said lead me to one conclusion, until the last sentence.

Along the way I check for cash flow, here I deduct all expenses and projections including cost of capital, vacancy, maintenance, PM, capital expenses, from the total income; the remainder is the free cash generated by the investment.

That said, I own over 60 units (21 different properties) and never once bought a deal where my lead originated at the courthouse.

The manager role of the LLC can be passed on to your heirs to insure that the next generation can repeat the process. 

Greetings,I recently had my sewer line replace. I hired a plumber who did the excavation as well as the replacement as he specialized in sewer lines. It appeared he may have dug to close to the house as the floor now ...

That network has really lead to a pipeline of private, off-market deals.  

This way you wouldn't need to share living space with your tenants and you'd generate more income.

Unfortunately, typically a far greater number will have spent a small fortune - perhaps one they could not afford to squander - trying to buy the "hope" of the marketing pitch and end with nothing to show for it.IMHO, the best mentors are a seasoned, successful, local investor who is willing to pay-it-forward to the next generation.  

Hi there,

I am looking for recommendations for a good realtor / broker who can help me find deals in the Dallas Fort Worth area. Apartments/multifamily in the 2-5 million range, with value add opportunity.

Thanks in...

Look into marketing towards Probate leads and REO's.