Not sure if this appeals to youJoint Ventures: Partnering with a larger hospitality group or another investor might not only bring in funding but also expertise and industry connections. 40% of a deal is better than no deal.

They shop around for me and find me the best deal.

Quote from @David Ondrich: Maybe this is sacrilege to ask on BP... but has anyone tried both Privvy vs Bigger Pockets Pro for finding deals and analysis?

I think you have the basics of meeting partners and people to work with in your local market and seem to be well on the way with two deals going already so big congrats there!

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

If everything checks out, they could be a solid option for your first investment deal.

Theyre out there, but they are largely impractical and not viable except in the most profitable deals.

Just normal stuff that happens in this biz when you're dealing with so many variables and things like that.At the end of the day, what you want is someone who will shoot you straight and who will do what they said they would.

A couple of Roof claims due to storm damage in Tucson, and we had several sub-to deals in Oklahoma when grapefruit size hail decimated a big section of the whole town. 

If you haven't worked with Military on the above types of deals, please don't reply.3.