@Brian Erlich  I get what you are saying and opposition by some neighbors is not the same as an HOA but if you have a rich neighbor who does not want you there all bets are off.   

If you want to talk to potential sellers every day your best bet is prospecting.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

Cash flow would be nice but I’m more about gaining equity.I thought Vegas might be a good bet.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

That’s the best bet.

I get low DP, being creative and all that, but I bet skipping proper title DD on top of not knowing how to handle hazard or title insurance beneficiaries will blow you up. 

The RV route or a mix might be the best bet these days. 

Sounds like my best bet is to show tenants how to turn off utilities in case of an emergency (which I do in our beginning walk-through), check messages even during my off hours--and not worry about what happens while I sleep.

It won't be packaged as nice as someone you are paying $XX,XXX.XX for... but I bet you fifty bucks there is nothing they will do for you that this forum or those other resources will not know about, or help you with.