Hello, i am a new real estate investor. i live in atlanta ga, but am looking to invest all over the country. i know that there are great deals all around me here in atlanta, but for personality reasons im getting started as simply as i can. my main problem is if things dont go right, i quickly lose interest and move to something else. in order to prevent this i am going after turn key properties. i have very little money to get started with, so because of that i am using a strategy where i pick up properties at 75% of their value using a hard money lender, then immediately refinance with a pre approved bank lender. by doing this eliminates the need for a down payment, leaving me to only pay closing costs. with the relatively little money i have to get started, i should be able to pick up 3 properties with my own money, then i will branch out and start looking for "opm" funding to continue growing my portfolio. i am very interested in networking with people all over the United States that are involved in hard money lending, turn key properties, or long term financing. i also would be very interested in networking with people in and around the atlanta area who i might be able to shadow to help learn the trade, and build my confidence in picking up more "proper" real estate deals. i hope to be very active here on the forums, and look forward to our great conversations in the future.

Would a saturated place with lots of places to rent on the market prevent you from buying a property? 

Do you have family and such that might prevent this strategy from being viable to you @Nicholas Lisauskas?  

@Gilbreth Seno An LLC will not prevent creditors from collecting against your personal assets.

It's the areas without sidewalks that aren't already trendy and expensive that would cost the most to develop, killing most smaller projects and ironically preventing increased density.  

and I'll let you know what I've paid and how to prevent this from happening to you at the end of the day, Mike

Truthfully, it can be very close to zero risk if you find a TIC or DST play ahead of time as a solid failsafe will prevent that explosion almost every time. 

But I do recommend keeping an eye on the available tech because I don't think it will be long before physical proximity is unnecessary.

However, in such a case there are several things that would need to be proven, the difficult one being that the theft by the contractors was reasonably foreseeable by the landlord, such that he could have, or should have taken measures to prevent it. 

Does having one prevent me from working with wholesalers?