Hi All, What a great site, I'm glad to have discovered Bigger Pockets thanks to a quick drop down the virtual real estate information rabbit hole!

Most challenging deal I've encountered due to having virtually NO records from seller; so please don't ask what the cap rate was!  

By mailing 1000's of cards / month and running the call backs through a Virtual Assistant system.  

I live in a two-family virtually adjacent to a college.  

I can't help you.. but I can tell you its for those reasons I will not flip in Texas anymore this has happened on virtually every flip we did in 3 different markets.. its a real issue in Texas.

Because I work a typical 9-5 I can take care of any issues after business hours and I'm available via text or email virtually all the time.  

In my area, that list is targeted by dozens of local and virtual wholesalers/investors so you have to stick out (like answer your phone when they call).

We have done virtually everything to make our units bullet proof (new floors, new windows, new fixtures, new paint, new counter tops, new doors, etc. etc.).This keeps us viable in the market place and keeps our maintenance calls to a minimum. 

I could give away 1000 cards a day by just handing them to random people, but I would see virtually no return for my time and effort. 

Good schools and good neighborhoods are key and I get great rent for them plus they are basically care free properties because the association does virtually everything for me.