Also, depending on the tax bracket and age of the seller it might be worth exploring the option of the 400,000 being paid  as a consultant days during certain revenue benchmarks  or occupancy benchmarks bench marks being met.

Getting to a seller one on one where the property is off market and catching them at the right time.

Hi Raj, although I am in the beginning stages of exploring the Atlanta market myself and can't give much insight there.

Explore North Central Florida and see its expanding.Central Florida from Daytona Beach to Kissimmee areas are expanding and will never be dependent on Disney World (which is GLOBALY KNOWN anyway and will never have major problems).

Now, instead of doing the work ourselves, we hire contractors and just supervise most projects.We are currently exploring investments in notes, but intend to continue to build our portfolio of rental properties.

You should come meet some of them at the next meet-up I host the last Monday of each month at Hudson's Grill in Kennesaw. 

There are also <250k houses with 3 car garages, and pools in Chandler which is very nice, nicer than Rancho Cucamonga; I glance at those for a friend, but am not a particularly focused on them at the moment.  

If you are still looking for a broker or would like to explore other options, I can recommend an awesome broker.

One option I am exploring is to refinance our current house, rent it, and use my refinance cash to buy 2 houses (a primary and investment). 

Looking forward to exploring the site.