@Khader Moh as far as investing outside of your immediate area, I agree that it is definitely more complex as far as finding capable Property Managers etc....

Because acquisition agents are incentivized to keep acquiring property which fits their model, they often focus on the same areas—essentially turning entire neighborhoods into a rental complex.

I'm a corporate finance professional and I invest on the apartment side where I currently own/manage 36 units down in Macon, Ga and looking to add another 40 - 50 unitds this year.

Now, this is a part-time job, so I have to chance of getting a traditional loan, but I have a few people in my department that are willing to invest with me on deals if I show them that it is a good one.Here is my question, is there a way that I can take their hard cash and giving them a sort of IOU with a predetermined share of the profits of the sale or cash flow from the purchased property?

Apartment rent here can run $900-$1100 easy here so when you offer someone a garage, a private yard, their own laundry and a couple thousand sf for a few hundred more they jump at it.

I have come across a 5 unit apartment complex in a college town  off the market currently. 

I don't have any debts apart from student loans.

My wife and i rent out our house and downsized to an apartment to save for a house.

If you're wondering why I took that one month down time it was because the tenants destroyed the apartment.

I travel for work a lot on the west coast and have thought about renting an apartment there for convenience.