I usually do a full round of all the usual websites like you mentioned.Usually consists of zillow, trulia, apartments.com, craigslist, hotpads, zumper, etc.

The really great part is the consistency for the tenants- no changes in management nor the uncertainty that brings.  

Leverage your digital SOI and create a personal brand online by posting consistently so everyone knows who you are.

Syndications are generally more practical, whereas a real estate fund is a better choice if you have consistent deal flow and capital.You will do well!

I got offered the opportunity to work in La Jolla, which consists of luxury homes.

its highly market dependent.. some markets like most of the west coast its a HUGE money game if you cant show up with more than a million in cash.. your pretty much wasting your time.. in other markets there are still deals at 5 to 50k all day long .. so those you have a good chance of buying something.its a good ole boys system. you will see the regulars that are there and dominate.. like in Vegas there are two hedge funds that buy probably 80% of the deals.You cannot focus on a single property as many times that property will not go to sale.. now some areas are different and more consistent..

So put the above into play, stay focused, make the consistent steps, maintain your passion, and look for leverage to be on your way to accomplishing your goals.

Tenant base also usually stays put as they are lower income and can't really afford to move so it's a pretty safe environment from consistent turn over.

Consist of.

Wherein the securities disposed of consist exclusively of notes or bonds secured by mortgage or vendor's lien upon real estate or tangible personal property, and the entire mortgage is sold or transferred with all of the notes or bonds secured thereby in a single transaction.Seems to indicate that mortgages when sold to a single entity in it's entirety is exempt from securities regulation in Texas.My attorney is Nelson Hensley of Hensley & Krueger, 24 Greenway Plaza, Suite 1305, Houston Texas 77046.I have had two successful private offerings raising about $20 million.