.😎  Interesting enough, my wife and I just did some basic estate planning for the first time recently.    

The best deals that I find are in my backyard and coming from people that I know and they know that I do flips, want remodels, etc.

It's to help people learn and share their journey in real estate. whether you are a broker, agent, or investor etc.

Tenant basically told the owner if they dont refund the deposit they would report to sec 8 that they were paying 1300 vice the 1000 like sec 8 approved.  

I feel the time is good since theirs fear and people are hesitant because of rates not dropping, thus giving me a opportunity to make this move. 

I would suggest talking to other people flipping properties in the area and ask them for recommendations on investor friendly contractors. 

The Data base was basically the I 5 corridor from the California Oregon Border to Just South of Tacoma Washington between the coast range and the Cascade range.. we had about 11k parcels identified and that was our list.. we sent some mailers but it was almost all telephone work.. once we had the data base we used the reverse directory to find the phone numbers now keep in mind this is pre Cell phone..

Hybrid's make as much sense as your post does to most people

Lots of headwinds facing real estate, like the following: Inflation Consumer Debt Lack of consumer liquidity-- renters don’t have first and last month’s rent, let alone a down payment to buyOwners interest-rate lockedOversupply of class A multifamilyStagnation of rent growth on assets aggressively underwritten at acquisition Maturation of term debt combined with stagnant rent growth against a backdrop of rising debt rates =investors unable to meet basic debt coverage service ratios on refinance Market normalization forcing operators and investors to rely on market fundamentals (recently) forsaken, while prioritizing expediency of deploying capitalInstitutional and local investors are both frozen by volatility and cost of capital and debtAll that being said, we feel good about B and C class assets we focus on and the markets we are in. let's connect soon 

at its most basic titling the TIC, does not require equal contributions it's just a deed defining percentages.