Traditional mortgages are off the table for me, and seller financing doesn't seem to make sense, because then how would you do the 1031 exchange?

I am interested in either turn key or value add as long as the numbers work for me.

For me I bought a place infested with bugs.  

I went to my bank and asked them to open a second bank account for me with a completely different account number.

I've looked at a commercial mortgage, but the loan amount wouldn't be high enough for me to get most of my capital back out.  

Another useful thing for me would be a CRM that integrates with email/calendar and such to stay on top of communication and deadlines.

@Michael Lee Gundersen@Donald AleshireAll else equal, local is always preferable for any form of RE investment, provided that the local market presents attractive opportunities.

Would love it if I could somehow get zoning for Denmark HS, and I agree South Forsyth is great, but too pricey for me now to get a decent rental property.

I'm a US ARMY RANGER VETERAN, whom just went through a divorce ..stuck at a crossroads 29 years old 2 kids I receive disability every month but want that money working for me, I will be reading you guys and gals post taking notes and understanding different licenses I need.

This is possible for me, but it would have to be multiple gifts by separate family members to stay under the tax amount.