By the time I close, the last few remaining budget items are quoted. 

A few examples of this: mailers marketing directly to motivated sellers to find "off market" deals.

I have the motivation and dedication but in need of direction.

Don't get me wrong, 90% of the stuff on the MLS isn't a deal and the remaining 10% is only worth a second look.  

I can help in the motivation part!

I like that Atlanta market, especially that area up where you are.You can't find a list of people who are motivated to sell - you have to find those people via your marketing efforts.  

If you overpay your cashflow will be in jeopardy and you will not be able to refi to pull out moneyAlways buy on actual numbersYou learned more on one deal than most investors learn in 5 yearsYou will land a deal soonStay motivated and on the lookoutGino

I tell them that they can't break the lease until we get someone else and they are motivated to show the property.

So currently I am in the stage where I do not want to remain stagnant for the remaining two years but I have to be creative in my financing approaches.In regards to the reasoning of this post, I have an awesome opportunity to JV partner with some one.

And if so, why has it remained listed?