The entire group is Active Military or Vets, we speak the language, and we have investors buying TK from all over the world as they are deployed.

If this is viewed as security all the better.Leverage is a valuable high quality tool.

These are private placements, so there are qualifications that you must have but,  they will take your "leftovers" so to speak, so that you do not have to worry about a timeline and possibly be liable to tax. 

Every seller I speak to sounds like they just got off the phone with an investor who has read the same book, gone through the same course, and probably listening to the same podcasts.

The advantages to this method are flexibility and speed, which is important to some real estate deals.Generally speaking, bank financing is the cheapest in terms of interest rates and up front costs. 

Many of the investors that I work with directly use online lead gen as their primary source of quality leads, that things like direct mail or cold calling as additional sources. 

Generally speaking,  if it's a one family zone, you'll need a variance, in my area requires a public hearing, and a vote.

Generally speaking you could put down $25k a piece on two solid B-Class duplexes or you could take the majority of the $50k & grab yourself a really high rent A-Grade duplex.To get some background on what I mean when I say B-Class or A-Grade check out The Ultimate Guide to Grading Cleveland Neighborhoods.

Unfortunately, in many cases, smoking will destroy the quality of your assets.

I would focus on quality deals verse quantity.