Matt - buy and hold deals that are under $50k are difficult to get long term financing on, as such, you may want to concentrate on owner carried opportunities when purchasing these types of properties.Small local banks may offer you a commercial loan to cover a package of homes (assuuming you have or will have several), but even that has become more scarce in this lending environment.

This probably will be one of those "refocus moment which will drive me toward concentrating efforts more on my strengths.

I market to only 1 list- my custom built driving for dollars of distressed properties. this makes my list size smaller and more concentrated.

@Nicholas Ameluxen I'm looking in Killeen myself, mostly in zips 76542 and 76543 concentrated around two Wal-Marts.

I WOULD BE HAPPY TO HELP WITH MY ECONOMICS, FINANCE, PROGRAMMING AND MATH KNOWLEDGE WHILE LEARNING THE REAL ESTATE INVESTING INSIGHTS.I want to concentrate in Buy&Hold (multifamily houses) strategy at first, and then probably get into flipping in order to gain capital for future deals. 

I'm going to try to concentrate on military officers.  

The point is that unless you have significant savings your not telling us about, I'd concentrate on a career that will have a good ROI and go to an inexpensive state school, apply for scholarships, grants, whatever and graduate as fast as you can.  

But it's gotten so overpriced that buying on-market deals just don't meet my financial goals right now...so we're concentrating on finding off-market deals. 

I've often found those making offers always trying to hit home runs, and overpaying as a result. they often do so because they are attempting to mitigate perceived risk. maybe work in areas others aren't or wont (often because they are greedy or scared or both), Maybe concentrate on places with smaller returns, and do more of them.

So I'm not sure if I should concentrate on wholesaling first to build capital or do just go ahead with house flipping and then a rental.