Seek your own financing, owner financing, or look at how you can use conventional sources in the near future (and I would not make any offers without some financing sources, creative or standard). 

Lastly, one of the greatest sources of information are the neighbors.

Or who knows, maybe he knows of a better source, one that doesn't strain the relationship of your "most valuable connection."  

Hi Eric,Here's a few sources for purchasing notes: Check out Dave Horn's site - http://www.pprnoteco.com; Notes Exchange - http://tinyurl.com/Morgage-Notes; Watermark Exchange - http://www.watermarkexchange.com and Notes Market Place: http://www.notemarketplace.comGood luck!

Download you Landlord tenant laws for your state, this is your most important tool.Id check and see if you have a local landlord association in your area, they may offer forms that include leases that are used by the court system in your area. and they are awesome for classes and good source for landlords.

This would include:  Real Estate Agent, rehab contractors, funding sources, etc...                     ...have I depressed you enough yet?  

The company is her brother in laws business and she gets paid to do the books around $1200 biweekly. she has not proof of this income except for the very sketchy looking paystubs that she emailed me.She makes another 2000 biweekly from a credible source and her husband makes 3k weekly from a credible source.

I have some friends who are doing well in Orlando so I've considered there as well.Also where are you guys primarily sourcing your deals from? 

George Allen of GFA Management is a good source of this information as is JLT, a division of Data Comp.Often, a community owner buying a community will upgrade a community in order to justify raising rents.

I have attended a few in Philly so know they are out there.In addition, SJREI is another great source with great presenters covering a facet of topics.