But I know I have 3 options: blow my money on toys, vacations or lottery, put my money under my pillow or learn to invest and possibly grow it.

You may in fact miss out on a little bit of the run-up, but when things go south and everyone is running for cover, you'll be in a stable position to clean up on the discounted assets others will be dropping like hot potatoes.Whether it's real estate, stocks, old toys on American Pickers, or a multi-billion dollar business deal, it's all about buying assets when they're cheap so that if you want to or are forced to sell down the road, you've already locked in a gain on the front end and market fluctuations in the interim won't hurt as much.

I have been toying with the idea of starting to purchase Multi-Family units in these C and D areas as they are so cheap and handing them off to a management company simply not to deal with that class of tenants.

We have certain areas (toy towns) in Memphis that absolutely make for a solid and sound investment. 

So figure wear and tear,, EXAMPLE for a 8 unit building2 br usually max of 4 people  that times 8 is    32 people with possible 32 cars,, 32 flushes, 32 showers, (hot water heater's aren't cheep) 32 people throwing out trash, 32 people using the washer / dryers/ and overall grimy hands on walls in hallways, and muddy feet on carpet.. usually more family type situations with smaller kids and more noise, more toys, and more people issues in general, like living in a jail they go bonkers1 Br usually max of 2 people that times 8 is 16 people,, so less of everything I'd take a 16 unit building much quicker than a 8 unit Studio's  are simple but rare to find a building with just studio's they are the best,, in my opinion.I have 4 studios and love it

I've been toying with the calculators and reading here every Chance I have and loving it all because I feel more ready daily. just trying to get past the hurdle of the fear of the first deal and keep coming up with this nagging question with all the talk of a potential bubble. 

Then you have to have the discipline to really block out all the marketing, social draws, tools, toys, etc that threaten to take your $20k-$25k away.If you successfully save the $25k, it will still take you ten years to save $250k.

Just so far beyond the houses you'd get for $150K - and it is on 2 beautiful acres with a two-story barn shed, a two stall attached garage, and another detached garage for toys.

If you are willing to drive in the middle of the night all the way to Y-town when a tenant says their AC broke then I would go with Youngstown for the cheaper properties.

The furnace is relatively old, so I've always toyed with the idea of separating the heat when that furnace kicks the bucket.