If your looking for real deals.... go to government sites and download excel spreadsheets with over 100,000 names of multifamily properties, their owners, when they bought the properties, how much they paid, when the notes are coming due, and so on and so on.

I did it by utilizing relationship with reo brokers and buying a handful of deals at once.

Our relationship is on the rocks so I will be moving out in a couple weeks however we do not want to file for a divorce at this time.

(Excellent advice when rehabbing.

The relationships you develop are just as important as choosing the market that fits your strategy.David has made some observations about the zip code you chose.Any Particular reason you chose this zip and this property?

Thanks for the excellent comment Jeff.

I am initially thinking of rental properties but am open to other things.I hear alot of people talking about mentors and I don't know that I completely understand this relationship.

Build relationships with top REO agents and have tjem start contacting you when they get new listings (before they hit teh MLS)3.

As you ramp up you tend to see economies of scale in other areas as well...hiring a maintenance guy to save on overall maintenance costs, building relationships with subcontractors to save on costs, etc.

Seems the State Dept. is already using the church feeding them clients, that is already in place and would be hard to get in a contractual relationship with the government, lots of brain damage and wasted time, so I'd stay out of that aspect and work off what is already being done.What aspect is not in place?