In a market as big as the metroplex you need to really narrow focus.

Planning and then narrowing down your search is the way to go here.

So you may get to keep all, or most of your gain.Knowing more closely what it's worth is important, there's a lot of guesswork between "$600K and $750K", get a couple of agents to give you an "opinion" to narrow it down.You should also find out how much to paint and carpet, it shouldn't be a huge number, but it could range as high as $15K-$20K, as labor in your area is pretty dear.Will it bring over $6K/month in rent?

You should also try to narrow down what type of investing you would like to do.

Once we narrow down what we will be interested in, we will make a trip back to see for ourselves, do our due diligence.

So, I have look at 50 or so multi-family now I'm narrowing my search once I looked over cash flow.

If your realtor/birddog is sending you tons of properties, then one or both of you need to narrow down the search and begin searching for more specific deals.

I hope this helps narrow some solutions down, because i am baffled, and its starting to look uglier.

I've narrowed my focus to getting into rehabs and more rentals soon.

Posting questions on forums like this give you a chance to compare answers and narrow down the solutions to one that you are comfortable with.