Totally agree and I think the key word you used is "discipline". 

I continue to invest in debt funds simultaneously, at my rate it started 33% but will trend to 20% of downpayments.

Cash for keys is common, and frequently the part that keeps tenants from moving forward is not having an affordable place to go to.

Rehab costs and  are key parts of evaluating deals, so it's great that you're diving into these concepts early.For rehab costs, creating a rough estimate starts with understanding the scope of work and local pricing for materials and labor.

No specific reason, just seems like cities that are trending upward and a price point I can potentially cashflow and appreciate with.

Also, are you looking for turn-key properties or something along the lines of a "fixer upper"? 

However, I do agree that there is a problematic trend of guru's falling in love with "creative" without understanding the big picture.

Now you're at 31% return.Now thats making a couple of key assumptions - 1) the property you're buying is around 500k.

I mean, Texas is still a great state because of the amount of jobs, the pay that comes with those jobs, and the cost of housing here as opposed to other places around the country.However, that key word "affordable" actually has a definition to it - and that's 30% of the income shouldn't go towards housing. 

The key is to secure financing options before finding a property, ensuring you have enough funds to move quickly when a great deal arises.