This needs to be copied and pasted every time someone in an expensive market asks questions about out of state investing in cheap, stagnant markets.

Just take the week and tally how many times people use the word "feel".

Don't forget to annually mark time for vacation or family time.You might consider hiring a teenager part time if there's something that is time consuming (for me, putting out 20 open house signs then picking them up).Best to you!

This is their full time job and they collect a fee but are still able to pass along strong deals to end buyers.

Then, if you can trend over time you'll want to see where the "path of progress" is going/moving and attempt to buy in that path of progress to gain some appreciation in the future.

The last time I looked, a $1 million policy was about $200 a year.

One of the biggest challenges for everyone involved is being on the same page about the actual time required for maintenance.DIY landlords rarely properly track their time when it comes to property management in general - tracking their true time invested in maintenance is where they perform the worst.Investors that hire PMCs are rarely any better at understanding the true amount of time maintenance takes.

I learned too late, you still have time. 

Either way I'll find a deal... it's just a matter of time. 

But I want to now purchase a house with the first time housing program, would I be able to?