I own an IoT company and we are thinking of building a sensor-based product for property managers.

We scout properties online, offline in and outside the MLS (there are some good deals that can be found here).We are specializing in Tucson and the surrounding, but we can provide good leads in other areas as well.  

We are located in Austin TX which is pretty close to San Marcos TX (both college towns) so it's common to have someone sign a lease guarantee form which makes them liable to pay the rent if the tenant can't for any reason.

We are looking to invest out of state.

All the lease option/executory contract issues only apply to consumer transactions (intended for personal use and enjoyment; that includes 1-4 residential units). 

It may violate all sales rules, but I tell new investors fairly regularly not to invest when I feel their objectives are misaligned with the fund we are offering.

@Adrian Chu we are looking in the southeast and midwest.

For the record, we are perfectly clean people.

The amount of poop, wear and tear and liability is not something I’m cool with.

I am enjoying for the past 2.5 years the results of self development and Grant Cardone's teachings, knowledge of Bigger Pockets, Eating up all the books recommended by guest.