I have lead small groups in the past at my church and I believe that "you are the average of the 5 people you spend most time with" So I am looking to create a group of 5 other women entrepreneurs in the Atlanta area that can meet each week preferably on Mondays mid-day to begin our week strong.

I once insisted on reading the 25 pages of documents that accompanied a no interest lead renovation loan.

How do you go about finding leads?

My understanding is that if you get someone to partner with your SDIRA/401k, they are a managing partner of the JV, and do not need a license.So this leads me to the optimal SDIRA/401k cocktail ...1) Say 20% in cash from your SDIRA/401k, with proof that it could have bought the property on it's own with a non-recourse loan.2) say 75% from you as a mortgage, with proof that you could also have bought the property another way.3) 5% from a non-disqualified party who will act as a property manager without a real estate license.

To start, please provide some additional detail:- Describe what type of investing you do- Describe the steps in your current process of lead generation through closing deals - Include any current members of your team and their roles- Also, when do you deploy?

@Justin Koopmans I definitely would prefer to send a letter and do reverse prospecting, meaning the leads are calling you.

I think i have some good leads for buyers lined up but not sure till get that first deal under contract.  

I have a few leads but both need some rehab to get them rental ready.  

My goal is to develop the SYSTEM that systematically works to find off-market leads, acquires them, fix them enough to raise the rents, and either flip them or hold them (hold is preferred). 

They lead the interaction and have to be capable at some level of guiding the client.