BTW, I am not disputing you, just playing devil's advocate and wanting someone to challenge my thinking. 

Hey guys, I’m newer around the Conroe area and I’m looking to connect with fellow real estate individuals, Contractors, investors, etc.I’ve been an electrician for 10 years mostly in the commercial space, I’ve doubled in general contracting and project management in Utah, but have moved down here in search of better opportunities.

All situations are specific to individuals.Our best wishes and empathy go out to those LA individuals and communities.It’s been about 6 years since one of our storage locations was flooded for about 4 months.  2 feet over the roof.  

Memphis, Little Rock, Texas or Oklahoma all have been great plays.

I wonder if the disciplined, long-term play is better than having the cash now.

Stats are not in your favor but forget the stats as it all depends on the individual's drive, effort and processes. 

Mailing is a slow play and takes volume.

I would try not to tie up any of the principal in down payments.Personally, I had a family member do this same thing, but they used an investment portfolio as the collateral instead of real estate.If you play your cards right, this might be the only short-term money you ever need.Please let us know what you end up doing.

The key is to standardize property quality and management systems, which would appeal to buyers seeking scale.If you’re thinking long-term, holding these properties for cash flow while leveraging local appreciation is also a strong play.

Of course your individual experience may vary and maybe you have a marketing and sales background so it is a good fit.