Secondly, there are fundamentally different categories of operators in this space.

Columbus has great fundamentals with strong job and population growth, companies like Intel, Amazon, and Google investing heavily here, and properties still hitting the 1% rule in the $120–180K range.

I’m flexible on price per door depending on location and condition, though I’m primarily targeting strong cash flow and a 14–16% IRR range over a 5–10 year hold.I’m open to markets like Wylie if the fundamentals support stable long-term growth. 

That means you can learn the fundamentals, start small with a single rental or duplex and then evaluate syndications with real operational context.You’re entering from a strong position - take your time, stay conservative, and the compounding will do its work.Always happy to chat more about what's worked for other investors.

this was a very common e mail about 15 to 20 years ago have not seen one in sometime looks like they are back to fishing Actually you go fishing....scammers go phishing. 

It’s maturing.And for smart investors, that’s the best possible environment.A balanced market gives you the ability to:Buy without panicNegotiate like an adultFind motivated sellersAdd value intentionallyBuild a portfolio based on fundamentals, not frothIf you’ve been waiting on the sidelines hoping for a huge drop—don’t.

I need to e-record or file a memorandum, but I can't seem to find out how this is actually done.

Quote from @Dennis E.: I have done all those things. 

Potentially I get the appreciation (look at Item (h.) below)e.

And again in high priced markets that can be 5 to 20k or more with just forwarded e mails its pretty significant money by using the business one has built.. but I get it if your only doing a deal or two a year.