Yes, I know they like to move to new areas, not that they are unchartered as all the honky tonks along I-10 have been explored before.

It's tough to help someone who doesn't know what they want, so really explore the different areas of real estate to see which you like best.

Jeff,the problem here is that my previous investor got involved into a bigger commercial deal and got tight on cash flow, that is one of the reasons, I am exploring my possibilities.Thanks guys for your inputs!

Those that invest in quick turn around notes or tax liens for example may want to explore that option further.

A self directed 401k depending on your plan documents you should not be forced to use an LLC to invest in real estate.Call Quest IRA in Texas & ask an expert there, they have great customer service.I would explore the wisdom of owning & having ownership & title to real estate in a 401k.

I'm interested in exploring this method in TX.

Two creative financing methods I would like to explore are partnerships and seller financing.

My intention here is to give those who are wanting to invest in these sites some more information and also know that someone out there has gone ahead and jumped in with both feet.A little background: A year or so ago, I decided to diversify my investments and to explore real estate investing.

I would attempt to determine in which direction you wish to take and explore the opportunities.

:(I'm back, sorry....One thing I'd explore with an underwater home would be a Sub-2 with notice (and a wink and a nod of consent) to the lender.