I would focus on consistent, steady income and building an amazing credit history.

Don't forget your Follow up process, Cold calling consistently will produce good leads but, for us, the first contact to closed deal is longer than some of the other forms of marketing and FU is the difference maker.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Keep hustling and be consistent (whether you use dealmachine or not). consistency is key and if you do that you WILL get a deal. :)

@Eryn GarciaPros are that students generally have consistent income from loans, parents, grants.

People still travel for business, if you can capture that, you'd have more demand than you know what to do with. 

A good way to generate income in Huntsville is through multi-family unit investments, which could result in high occupancy rates and consistent rental income due to the city's thriving economy and expanding population.

If it is consistent with the residential market here, 10-14% -AND- you're giving him upside, this is not a fair deal for you.

It only creates negative cash flow and consistant headaches.

If you think rates will be consistent for the next couple of years and you'll have consistent deal flow to use the funds I would tend towards doing a cash-out refi on the existing property that you own free and clear.