There are small communities in Texas where the 3 or 4 small brokerages in town just keep a list between themselves or have created a Facebook group among themselves to promote their listings.I have run across a few Brokers over the years that just worked with buyers in the purchase of HUD/VA foreclosures and were not Realtors and therefore not members of a Board/MLSHowever, in any MLS that I have been involved with if the Broker is a member of the MLS, all of their agents are also required to be members. 

Bigger Pockets is a great place to learn and connect with fellow investors.If you’re looking to invest long distance, I definitely recommend building your core-4 team.

@Matthew Morrow, I am a little curious on how you are involved on the deal and what your relationship with this client is?  

But the more property you buy the higher the likelihood of being involved in a situation where asset protection above basic liability insurance can SAVE YOUR A_ _ !

As a bank will be involved I am trying to think of the best way to structure this. 

These programs very commonly involve restrictions and conditions on use, refinance, or resale of the property. 

When QIs get involved There is generally already a realtor or two involved. 

It’s crucial to negotiate terms that benefit both parties, involve a trusted attorney and title company, and conduct thorough inspections and market research to ensure a solid deal.Good luck!

i keep seeing:1. buy out of state rental in a solid neighborhood with long-term potential (just as you are recommending) but then...2. have one rough tenant turn that costs a couple grand, and3. give up on real estate investing, and turn on everyone involved in the transaction for not guaranteeing that sweet cash flow in month 1 lol, yea there is a decent chunk of investors who get really butthurt by that one bad unit turn and just give up.

Structuring a 203(k) loan for your partnership involves some creative thinking, but it’s definitely worth exploring.