In my opinion there are deals and steals everywhere but you have to first figure out what you want and how you will manageFor cash flow and ease of management I like to look in smaller country type towns... they suck for appreciation but the buys are great and cash flow is great and tenants are great... most of my properties get me my down payment back from cash flow profit in under 36 monthsIf you want appreciation WAIT!

I caught over 40 mice in under a week.

I've also bought two houses this year where I was not the highest offer, had traditional financing, and came in under the asking price. 

However, if you were running a liquor store on the sly, say, in your basement and did not have a license, you wouldn't be grandfathered in under any new law because you were never legal in the first place.This is what happened in Denver.

As a matter of note, USF (University of South Florida) is one of the largest universities by number of students in the country, so anywhere near the campus will be inundated with students.

With your tenant currently, you might not have provided a shower rod for your other tenants and properties, but with this tenant that doesn't matter since she didn't move in under your watch.

Everyone of my properties they are managing the had tenants in place in under a week.

You then want to incentivize them to hold to the budget or bring in under budget.

I refinance my first rental with a credit union in under 3 months. 

Any property, any street in my market I can tell you the value in under 10 seconds.