And a deal in my opinion is one that will 1. pay for itself(All property expenses) and 2. pay the debt service(if necessary) and 3. put money into my pocket each month.  

Do you have money set aside?

I always get a kick out of people who say they would never do this or that and when you start quizzing them, they've actually never done anything. 

Only the house 5 down with the same sq ft is literally worth 100K more because the neighborhood actually changes in those 5 houses. 

I was with them for 3 years, and during that time got 0 money on my investment, and the communication was not great. 

Again, the idea there is farmhands [in general and past] tend to not make lots of money.

@Shaylynn O'LearyI think I may have posted this in response to you in another thread a while back, but here goes again.If you pick a random "low cost" market like the ones you named, don't know anyone there, don't set up a network, buy random properties, and turn them over to people you've never met to manage, you will most likely lose money. 

I would suggest getting Dave Ramsey's book called The Total Money Makeover and read that.

I have found that Redfin actually has pretty good search parameters to where you can look for listings that have been sitting a while that fit your buy box, and you can even do keyword searches for things like "as is", "investor", "seller financing", "guest house", etc. depending on what you are looking for.

Plus, that is the cheapest that money will ever be for you.  2.65% interest rate?