You have to be a hustler with deep connections.There are still value add deals.

For example, if the deal is really weak you'll have to delete tiers and slide up the splits to deliver an attractive return.Your experience and investor relationships will also drive your decision on the structure.

Opportunities here are limited and we are very rooted here because of family.My wife and I have been discussing options and alternatives.

The list was gathered from essentially driving for dollars.

I have a 4 wheel drive and PRAY for snow. 

I wish I was a real estate analyst with deep pockets and years of experience, then I'd feel qualified to do a deal.

Cash flow is king and it's good that appreciation is not driving your decisions.If you and your wife are employed then you guys are probably in a great position to build a real estate portfolio.

If I find that there are more deals in the Baltimore area, I'm willing to make the drive.

She drives a Mercades and is a very high maintanence lady.  

Here's one example of my Guerrilla Marketing - Dunkin Doughnuts  drive through intercom - tons of traffic and they look directly at my card.