Plus with 1/1's being a lot less stable, prepare for your property manager to eat you alive when replacing tenants.

Adv. is stable income without the headache of constantly marketing it as B&B. and I post on craiglist, Zillow...social media...tell everyone you know.

Are rents stable, in the rise or declining?

If you are looking to buy 50K houses, that doesn't exist in your state, but those investments tend to be risky and best suited for experienced, local operators.Hi Brian,I wouldn't necessarily agree that due to a population decline in a state or city that's it's not a good investment.The micro economics paint a different picture than what can be found out online via research.There are areas in my market that are booming with sales and rentals flying of the shelf even tho the broad market is showing a decline in population.I think that majority of the markets in the Midwest are showing a decline on population anyway lolSomething that I have preached to investors for years now is that finding the right team to work with is more important than focusing on just the online stats/demographics.You are correct tho regarding turnkey outfits.Most are very shady and do oversell properties.Something that isn't a deal breaker as long as the property management is solid.In most cases it isn't so that kills the deal completely.Just my opinion.Thanks 

If you have a good amount of money in your 401K or Pension, have a stable job you don't plan on leaving in 5 years, or don't plan on retiring anytime soon, you can take out a loan from both or either of those retirement funds to use as capital and invest with it.

Sometimes having it on the shelf at the ready is it's best use.

Home prices are a very certain marker of stoked demand for both rental properties and houses, and they have increased between 5 and ten percent during the last year, which we definitely define as “Stable, yet able”.

Do not trust the enforceability of any agreement off the shelf.

Property rents in this area do not move that fast in north east Texas, but just like everywhere else they're stable. 

If you buy in a quality location and keep up the property, you are likely to have quality tenants, less turnovers, stable cash flow, and a better chance at appreciation.