Last on the list is many also "self manage the property", guess what happens if there ever is a lawsuit?

But I have been thinking of maybe sending hand written letters directly to the owner to try to get one under contract. 

Then you can direct up to 80% of the proceeds to a new LLC which you are the managing member of and partner with the DST Trust to purchase CRE all tax-deferred with a new depreciation schedule.Since the deferred sales trust is an exit plan and you are buying a new property the LLC receives a new depreciation schedule vs a 1031 where the depreciation schedule travels with the exchange.The downside to the deferred sales trust is the stepped-up basis is forfeited vs a 1031 where when you die your heirs get the stepped-up basis.The upside is you can buy CRE whenever you want to with no timing restrictions.

Also would like to make humble successful entrepreneurial friends who are ministry minded or just wise and not self indulgent.Sure would enjoy learning more about finding an affordable management company and exit strategies.  721 or RE funding collectives dont interest me.  

I'm happy to work directly with you on development deals.

Negotiated directly with the seller How did you add value to the deal?

You should try to find an active investor-friendly agent who is consistently sending you deals through various lead sources they createdAs you continue to work with them, you'll build a relationship with them, and they'll send you these deals before everyone else.Another strategy you can try is looking for wholesalers.

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Cold calling, negotiated the deal directly with the seller and with the end buyer What was the outcome?

Also, you won’t find a long term rental with a 10% down loan that isn’t going to be cash flow negative with todays rates and property values, especially if you’re not self managing.2) STR will net more but to do a great STR, you need to put the cash into the property to make it a top listing.