Once you get one deal you can afford to start buying my targeted list and cold call or send direct mail.

Do I reach out to the buyer directly or via attorney? 

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Not sure what your schedule is like but there are a few meetup.com REI events if you look for them.Also something to think about with your 401k is converting it into a Self-directed IRA and using that to fund your rental (we use Quest for our custodian). 

I need all the help  and direction I can get from people who have been doing it successfully for decades, as a few people here have.If I can make some smart people chuckle, though, the day hasn't been totally wasted either.

Just to directly answer your question - I think you would be best with that size property, finding a partner to JV with whose got the money and assets to get the loan and pay the down payment.

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It all depends on exactly what you're looking for.Perhaps if you give us some more criteria, we'll be able to help point you in the right direction :-)

All that aside Home Depot sells 10 year built in lithium powered smoke detectors for 24$ where the battery is not removable and put it up as high as possible screw it directly into the wall instead of a spin off plate so it can’t be easily taken down

If you or know anyone that I can be pointed to the right direction, it would be much appreciated.Looking for a hand up not a hand out!