Personally I always preferred buying by my own very strict standards and had no qualms in regards to manipulating and/or bullying sellers if possible.

Most of the strictly commercial guys in the DC area will try to keep it in house.

It's simply not worth the issues you will face as an investor from a whole host of restrictions in place and now being more strictly enforced. 

As I understand (by reading articles online), Texas has strict laws in place that are not investor friendly around these.

Maybe there is way more potential in that diet than you are giving yourself credit for.

They are very strict when it comes to permits.

I actually had a deal that I closed on yesterday that was strictly because of the assignment part of the contract that got removed.

These rules typically only get stricter and I feel like this is just the tip of the iceberg.Although Neal i can see people panicking thinking they better raise their rents 10% each and every year before the state does something more strict.  

However I take exception to people who build significant reputations on the basis of having done X number of deals but their involvement in those deals is strictly as a capital raiser.

In a number of the midwest states you highlighted I would advise strictly buying for cashflow and if you realize appreciation, it serves as the cherry on top!