Bryan I would say PLANNING IN ADVANCE is key.Lot's of investors like GA as it's own of the best investment warm belt states in the country.You need to determine if you are going residential or commercial for the replacement property and what deal size.

People watch youtube or HGTV every day and instantly declare themselves an investor.

Main questions should ask about the seller's:- Reasons/Motivations for wanting to sell- Desired timeline to close- Plan's after selling (relocation, reinvesting proceeds, 1031 exchange, etc)- Back-up plan in case they are unable to sell within the desired timeline- Reasons for not already selling to/with a investor or RealtorAdditional questions will depend on the type of seller lead i.e. pre-foreclosure, probate, fsbo, absentee owner, etc.Here is an example of a youtube search you can use to begin finding call recordings.There are 1,000s and you'll find that the best/most effective ones don't even sound like sales calls.

There's quite a supportive investor community here.First tip: come to a monthly meeting of ORREIA (https://www.orreia.net/). 

Another thing I am doing right now is looking for a mentor to help with my strategy, but in the meantime I thought I'd make a post and hear what BP investors would do in my shoes.For my situation, I am 26 and I have a very low income (55-65k annual) for my household and a growing family of 5 to support.

@Drew GiltnerHey Drew, I saw your post and can definitely relate to the challenge many new investors have with analysis paralysis and getting started. 

I currently live in Toledo, where I’m working on a live-in flip with my duplex.Here’s what I bring to the table:Hands-on experience with construction and property maintenance.Knowledge and skills for value-add projects, especially on smaller properties.A passion for learning and growing my portfolio using strategies like buy-and-hold and BRRRR.I’m looking to connect with:Local investors in the Toledo area who can share insights or collaborate.Contractors, property managers, and other real estate professionals.Anyone interested in sharing ideas, advice, or potential partnerships.If you’re in or near Toledo and would like to connect, feel free to reach out!

Out of state buyer, first time investor scooping up a cheap property that needs a lot of work in an economically depressed area.

Most of our investors use Madison Trust for their SDIRA.

We’ll use these as visual aids in our presentations to investors, during dispo of fix and flips, and for our property managers to show prospective out-of-town tenant leads.