When I want that much risk I go to the casino.

There are almost no brokerages in this area that will give you any leads of any value, most will offer floor time or phone time, which is virtually worthless.If you want to work actively as an agent, you will want a bigger agency where you can pick up people's Open Houses for them and find a mentor.

For example we have a duplex that has a 2/1 unit with virtually no waterable yard and a unit 4/2 with a modest size yard.  

I would love to connect in-person with other investors in the Atlanta area and grow together with the rest of you virtually. 

I could never land even 100 from a list of 1000, and at least 100 are probably selling in some way.In conclusion, selling my list at a fair but worthy price, allows me to fund campaigns for virtually free now but not get deals "stolen" from me (I don't worry for deals being stolen, I was taught by a good mentor about the abundance of deals in any marketplace).

I was very fortunate to inherit a great tenant who virtually lets me do anything I want on his unit any time.

They can help you avoid mistakes, learn deal flow, and virtually every aspect of investing.

My point is, this is virtually ALL capital gains.

You can do everything from learn how to invest in notes, to participate in his fund.RESOURCE SITES http://nvms.com/ (Greatest vendor mgmt site)http://www.bestplaces.net/ (breaks down area demographics, crime rates, income, housing)https://www.google.com/earth/ (virtual Drive bys on the house and surrounding area)http://publicrecords.netronline.com/ (for public records research)Zillow.com (value)Pacer.gov (Bankruptcy info)Narrpr.com (if you are a realtor this is a great source for information)Homesnap.com (value)Realquest.com (this is a pay site, good for information) www.express.realquest.comWegolook.com (awesome site, pay someone to go out and look at property for you and inspect it)http://shackshout.com/ (research site)http://www.rentometer.com/ (Great site to get rental rates)http://www.gosection8.com/ (Section 8 Rentals)http://www.foreclosurelaw.org/ (foreclosure information)(Statistical references for the industry)www.census.gov/housing/www.nahb.org/(Housing Statistics)www.nahb.org/(Housing Economics)www.Mortgagestats.comwww.nationalmortgageprofessional.com/www.calculatedriskblog.comwww.housingwire.comwww.bankregdata.com/main.asp www.realtytrac.com/www.realtor.orgwww.corelogic.comwww.realtor.com/news/real-estate-news/www.dsnews.comwww.dataquick.comwww.bloomberg.com/www.bankregdata.com/www.deptofnumbers.comwww.deptofnumbers.com/rent/us/www.mortgagenewsdaily.comwww.mybudget360.com/home/(Legal Reference sites) http://www.alllaw.com/ServicersFCI Lender Services http://www.trustfci.com/SN Servicing https://borrower.snsc.com/

I do not know if we are at the price peak but what I do know is1) the peak is very hard to predict2) virtually every past peak in San Diego would seem like a value today3) That rents typically lag property appreciation,  That combined with the current rental shortage and wising minimum wage make it seem highly likely that San Diego rents will appreciate for quite a while.4) I recommend all newbies start local, self managed, ideally house hacking.