I know historically sfrs have been superior investments and in some locations this mindset is changing rapidly.

Align this with what you want to acheive with your investing.I like Dallas for it's rapid growth and future growth potential (among many other demographic and economic factors).

But not at this time, and my voucher time window is rapidly closing.

Be sure to set up some Keyword Alerts for some of the topics you are knowledgeable about, or other topics that interest you (like Michigan, Grand Rapids, Rehab, etc ) so you'll be notified that those words were mentioned in the forums and can jump into those conversations!

I've got tattoo's, my best friend who is very in charge of Austin and Phoenix offices for a rapidly growing company has a neck tattoo and many of my close prominent friends from church are covered with tattoos.

If the market you are investing in doesn't have the rapid appreciation of an area like SoCal, Phoenix, or Vegas traditionally have then the sales costs will eat up any extra cash flow you have made between the difference in payment amounts.

It's likely based on what you said that you aren't giving them the highest possible price if they shop around, so you would need to focus on how working with you would provide a rapid closing (no more monthly payments) and no 6% to a realtor, etc.Also, you may want to take a look at what these homes are selling for to the guy who "over-paid."

For me, I just went to the CO Rapids season opener vs. the Portland Timbers, Awesome game!

I get tempted for multi family in Michigan (Kalamazoo, Lansing, Grand Rapids) but am trying California first.

For example, I come from a family of real estate developers, but I was ambitious to learn rapidly and work for others in the MF development domain, so I obtained my first job (asst. project manager) for a division of KB Home (Kaufman and Broad Multi-Housing) that developed in-house apartment projects.