I would suggest using a lawyer the first time and then if you are comfortable with a subsequent deal being virtually the same, then you have a solid form for future use.

You MUST own.Think about the business model of a casino.

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.