@Kyle West without capital it is highly unlikely you will partner with someone for a percentage of a deal, so I just want to be upfront about that. 

@Kyle West No....you can’t get a loan for 5 down payments, with an additional 5 traditional loans for the balance.

I also like Miramar Beach, and I've gotten some great deals with gulf views for some of my clients on the west end of 30a, and they're also crushing it.

One of the causes of lumber prices on west coast is the Tarrifs  this has been going on for a few decades..

I have been looking for places in Azusa (looks like they have a lot of new construction), West Covina, Covina, Hacienda Heights, Rowland Heights, Montebello, and Whittier.

I am looking in the surrounding areas of Hoboken like Union City, Weehawken, West New York ect. 

Is there anyone in west tn to middle tn that would like to talk to me or have lunch together so I Can get a real insight on it?

Also, I think West Baton Rouge parish courts are accepting eviction filings now. 

quite common in the mid west and in low value assets.. in Texas there is the 100.oo  two week option money that is standardyou put up 100.00 for a two week due diligence period.. you dont close you lose it.. when I first came to Oregon from Northern CA  I was also shocked at the very LOW EM deposits and the use of promissory notes as EM deposits.. so folks were not putting up anything but a prom note as EM.. as things got more competitive up here you never see the EM note any more and deposits that were generally 500.oo to maybe 1000.00 have gone up to 3,000 to 10k.. on my new construction I require 10k .. these are 500k to 700k new builds.. 

@Louis Zameryka I don't know if you'd consider Gulf Shores/Orange Beach, AL (just west of the FL panhandle) but our beach houses there are pacing for a 20% annual return.