@Matt Rubin - Go sit down and talk with your local Section 8 housing rep.

One of their reps contacted my 80 YO mother and said Hey we found money for you and if you sign these docs we will get it for you..

But then again, I'm not in your shoes and I have a very small portfolio.

You’re about half my age and I would love to be in your shoes with the knowledge I have now!

I was in your shoes a few years ago, working a W2 and seeking my first rental.

In your shoes I would either do more flips to raise funds, or find some new local apartment investors and offer to help with financials in exchange for being a part of the project.

You have a unique number for each rep, and the form on the website has a hidden field that identifies which rep (I recommend Gravity Forms for this.)Sounds like a solid idea if you're giving birddogs unique pages (maybe even put their picture on that landing page for continuity). 

@Adam Schroeter - Good idea, I did this last time I had a VA related question and was expecting it to be a total waste of time, but the rep was actually well informed and able to answer my questions.

You can flip/wholesale/wholetail in any market - it just takes work to create the deal with either marketing dollars or shoe leather.

Hi Andrew,Things do get tough around that level.Many HMLs will have loan minimums ranging from 50k-100k.Local HMLs are probably your best bet, if not some local private individual lenders.Probably the best way to meet each type of lender is attending some local REIA evens.There, you should be able to meet some HML reps and individual private lenders.Best,Michael