Selectively winnowing out the properties that are not performing well, not trending well, or with capital expenses looming. 

.#2 Selecting bad tenants, there is nothing worse than selecting a tenant that pays you a deposit and months' rent then refuses to pay you again.#3 Allowing a tenant to pay a deposit via a non-profit.#4 Not charging big enough deposits for nicer homes, I have had many recently renovated properties that tenants have destroyed.

Brokers are definitely the way to go as they have access to wholesale rates and a vast program selection.

I would agree and recommend to FHA into a duplex, rent out one side to substantially lower living costs, generate equity, and build cash flow.I’d recommend listening to Biggerpockets podcasts, there’s also a great selection of books available that help break down each aspect of Real Estate investing.Then honestly, just look and study the area that you are interested in starting out in to get a feel for everything and think about each property you see. 

Market research is key in selecting the right state, focusing on factors like job growth, population increase, rental rates, and vacancy rates.

Areas I've had the best luck are 35805 and select areas of 35810.

I made a couple of selective phone calls, the banker was fired and the foreclosure was reversed.

This is mainly because they are not going to like tenants you select to live with them, in their home and share their yard.

Just type @ sign and then start spelling their name and select correct one.

Make lower yield but invest in B plus area when investing out of state and always take your PM advice before you invest.Once you select a city, go and interview some prospective PMs for advice.