No matter where you choose to invest, please keep in mind the following (copy & paste):--------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

They were getting a fair amount of leads but most of them honestly were either duds or low end properties. 

Hi Ryan, like @Nathan Gesner mentioned, it's important to be selective when choosing people to partner with. 

A lot split with 3 year commitment to OO will be a slow scale, but for someone starting out it s low risk with solid expectation of return.  

And you're right, with our low default rate and the lower price point on 2nds, buying them back is certainly an expense but not a major one.

Aeroplan is probably my favorite because I can use my Chase, Cap 1, or Amex points and they have low taxes/fees. 

I have gotten pretty good with multi-families in low to low-middle class neighborhoods.  

I don't have experience with the Detroit Land Bank, but generally land banks are pretty reliable, but...they are low money buys (from $1 to $1,000) that require you to show proof of funds for the rehab.

I'd suggest choosing an area that looks like it has potential and then spend your spare time just driving around.

There's no right or wrong way to do this, just varying levels of risk and reward and YOU need to understand what they are for whatever strategy you choose.