It's a bigger undertaking than most folks realize and just like any great team, their are role players that focus on their niche and can be significant contributors to the whole.  

if you could get a loan for flips at 10% with no points that would be a huge win for you. 10% secured for an investor that is drawing 1% in a CD is a huge win for them. 

CHECK OUT BOOKS AND BOOKS-ON-CD FROM YOUR LIBRARY.

A--B--C--D--F first let me dispel the belief that you cannot make money in F areas or D areas you can make money in any of those areas.

If you have a load of 15% Cap investments on your plate (using the same metric) then you would never buy something with less cap; if you only have bank CD's available to you because of your "own" risk averse standpoint, then that is your sphere of investment in which you operate either because of preference or otherwise, and therefore a cap rate (again using the same metric) of 10% would be a premium in your portfolio.

looking for general contractors in the atlanta area. looking for new investors and other players in the atlanta area or henry county. new to the atlanta market so getting my feet wet some. also looking for people who looking for partners to get other deals done or just looking to save and profit.

For example Michael Jordan is labled the best basketball player in the world but he did not make every basket he attempted.

We only have 3 properties at this point (1 which we just got done rehabbing), so I am trying to find a product that makes sense for a small player like ourselves.I will check out Cozy.

For a safe pair of hands with massive muscle to back them up you cannot compare Memphis invest with any other player.  

I think there are two great places to start, but go to your local REIA and introduce yourself, try to find out who the real players are and take note.