The above numbers are realistic for a fund that needs to buy consistently and can't wait to take only the fat pitches.

I researched each one and discovered this which made it worth bidding, if not this would have been a big fat negative. 

Remember, when it comes to tax strategies: pigs get fat, hogs get slaughtered.

Did you decide to go to the Gene Guarino training or have you made any progress on opening your own ALF?

Houston-The Woodlands-Sugar Land Median Home Price: $207,000 (Up 3.5%)Single Family Homes Sold: 15,921 (Up 1.7%)Months of Inventory: 2.8Dallas-Fort Worth-Arlington Median Home Price: $215,000 (Up 8.6%)Single Family Homes Sold: 20,206 (Up 14.3%)Months of Inventory: 1.9Austin-Round Rock Median Home Price: $267,448 (Up 8.4%)Single Family Homes Sold: 6,487 (Up 14.3%)Months of Inventory: 2.0San Antonio-New Braunfels Median Home Price: $191,999 (Up 4.4%)Single Family Homes Sold: 6,401 (Up 13%)Months of Inventory: 3.2https://www.texasrealestate.com/uploads/files/gene...

Look for projects with fat margins that allow you to screw up a lot.  

Bill and Gene. 

I cleaned it up, booted the fat slob with the illegal dog, got some good people in there, had two run-ins with the local meth heads that left one in handcuffs and made friends with all the beat cops.  

 $700 per month would be huge fat city living for me, as well as it would help me pull all the dents out of my credit in a short year.

Thanks for the advice @Gene Hacker , that is already a ton of great advice.