Join some free REI clubs, find a mentor, make a plan, make some goals....Inventory current assets to see if your goals are realistic.I would start by finding a mentor and setting some goals to determine which direction to go in.

After you graduate into 5+ unit buildings you will find that its likely easier to build a network of mid-market listing agents to get directly on their off property lists.   

If cash has a opportunity investment value of 10% and you have a fully paid for 200K property the first $1666 of your rental income goes directly toward a return on your equity.

Well that is an ambitious plan, but if your lender is one of the large Banks your partner will not be able to purchase the distressed that directly.

We need direction with how to make this work!

Hi Account Closed, when you say you are searching for properties for sale by owner, does that mean you are finding them through direct mail, door knocking, etc.. or are these listed online as "for sale by owner"?

Can somebody point me in the right direction.

I have a self directed 401K.  

Hey BP,Was hoping to get some help on a deal that I received through direct mail marketing.

I find the best deals by working with the banks directly vs the auction.