Hello all.I llive in the Dallas area, more specifically McKinney, & have been in search of a investor Club/mentor/educator in the area that isn't a ridiculous drive and is a reasonable price.

The work involved in finding the deal is the same and the returns is higher.Regarding your question, instead of going for average cap rates, I would buy a property if it makes sense financially in a location with solid job growth.

In my area and probably most areas, there are small communities and neighborhoods move through a cycle just as any business model, start up, growth, maturity, stagnant and decline.

You can also drive that area and see if any rehab work is being done and stop to give out your card.

Look for bumper stickers on their car.You can talk about the vehicle the appraiser drives.

Hi Ken, welcome,If you are driving around, you might want to be a finder, get licensed in FLA.Bird Dog is the nickname.

Then drive each asset areas during the day and see what markets you feel within.

I guess the sheriff would let me fill up my gas tank daily and drive off without paying through the holidays with no arrest, same concept to me.Anyway, for some the process is up over 9 months long.

Can I drive there in a day?

Ultimately, if it's simply a buy-and-hold investment, the area shouldn't matter too much, except that I want the right amount of stable growth coupled with consistent job growth.