My personal opinion I would tell you to have a close friend of partner that is locally here to be your eyes and feet.

Given the potential for high returns, customizable involvement levels, and significant tax benefits, I believe this is a great investment opportunity, particularly in markets experiencing rapid growth.I've been keeping an eye on developments in Georgia, where builders are struggling to meet the surging demand driven by population increases in certain areas.

Just something to chew on before you automatically dismiss MLS properties because you feel too many eyes are already on the opportunity. 

Purchase was $188k and has been depreciated for 12 years to date.The online Capital Gains calculators show an outright sale losing over 30% to capital gains, depreciation recapture and the 3.8% Medicare tax (an extra stick in the eye).

I like the idea that I can keep an eye on the property closer, use local contractors that I know well, and in a market that I also know very well.

I have had my eye on Atlanta... 

Look into what's up now in the Houston market, eyeing things like property prices, how many properties are for sale, how much people want them, and what the economy might do next.

Just because a house is currently occupied doesn't make it livable in the eyes of your financier.

You're throwing darts at a board with one eye closed hoping to get lucky. 

I confront him all the time on this and he says it isn’t him, even when I have witnessed it with my own eyes.