You know the neighborhood market and are developing a successful equation, it's ok to have a niche too, if you do it well.  

Cash flow is my goal, and I am looking to Memphis because I have a good friend who lives in English Town, I asked his help in identifying the good areas with zip codes. hope to connect and explore this market.

Now my kids are grown, I am in the industry, and I want to get serious about it.My goals for this group are to network with like minded individuals, develop some great relationships, offer my services as a property manager and realtor to those who would benefit from my services, and hopefully find someone who would be willing to be a mentor someone like me in a mutually beneficial relationship.I look forward to the opportunity to plug into the knowledge and support of this community! 

Were the changes something that could have been identified in the original scope?

Should I develop this relationship with an atty in OK or CA...or both?

Any strategies developing for you?

I have always envied seeing big apartment complexes and developments being created.  

I have 15 years developing commercial, residential and multi family properties.

Believe it or not, most people thinking about getting into this business stop at this point so you are ahead of the curve already.The best way to do this is to implement a direct mail campagin where you are sending offers to property owners that you have identified as good candidaties to sell.I've been doing this since the '90s and here's some tips:1) Find a market where the homes / land are relatively consistent (same age and or square footage).  

Then you need to simultaneously identify a new property and sell this one.Its lot more complicate, but working with a good team will get you through this and avoid capital gains on the property sale.Upen Patel, Mortgage BankerFederal NMLS# 1374243