Agree with @Lane Kawaoka Personally, I want to establish a track record and have my systems down cold before I take other people's money for a deal.

I’m trying to build a good targeted list of phone numbers to cold call.

I pay utilities which were 400 for cold winter months and have averaged 300 since. so after 1400 piti and 300-400 in utilities, I have 225-325 to delegate to cap ex while also living completely free!

@John Woodrich I've been toying with the same idea, regarding a builders license, but have cold feet because although it seems like a significant payout, the risk matches.

You have to be cold and calculated when analyzing your positions, makes it easier to cut off the losers and let the winners run.

You have to market directly to sellers either through direct mail, cold calling, door knocking etc. 

I know how you feel, I'm trying to close on my first duplex, so I had real cold feet.

but if you hate cold-calling, well...good luck.

Often the listing brokers are selling whatever they can whether that is a bad, marginal, or  a good deal in their inventory.Cap rate and type of tenant base with NNN will often be dictated by type of tenant, price range, and location (warm or cold belt states), & (rural,weak suburban,strong suburban, or urban core).As far as visiting the property some of my clients do and some do not.

If I had my smarts and your money in my 20s, I bet this post is from my own beach home in SoCal while I'm sipping on a cold brew and enjoying my lunch.