Much rather have vacancy than have a bunch of entrenched bad tenants, especially when there is a militant Tenants Association with a history of landlords that have thrown up their hands.

I think not.I didn't want to start a religious war, even though I knew some folks have strongly entrenched beliefs about how they are operating their business and writing their own contracts.

In fact if I wasn't so entrenched in SD I'd be living in SB.

My wife and I entrenched ourselves in the community and I got to know many, many of these real estate folks through involvement in our kids private schools, their community sports activities, and the non profit boards I sat on.I heard how individuals on their own, brothers and sisters, cousins, families, and friends  pooled together resources to start buying real estate.

I thought I was so worldly until I hit the entrenched drug dealers in the CA desert.

If he wants to continue the business the older step kids already entrenched in their careers can benefit as well.

I don't think I can help you, my post was pretty clear, get an education away from gurus, forums, podcasts, youtube and other BS you are entrenched in trying to learn something. 

For what you are looking for, inventory is incredibly tight and the only way to get what you are looking for is to do the legwork and approach owners who are entrenched with no real reason to sell, over pay for the property because appreciation is built in, build, or renovate. 

The problem many face is being out bid by a few entrenched players which dominate local auctions, or others willing to pay too much.

The math works.PLUS, apartment renters in this strata in Houston, (can't speak for other TX cities) IN GENERAL would rather spend their money NOT on a SFR, but on a NEW CAR, CLOTHES, etc. to keep up with Jones', when in fact they are entrenching themselves to become perpetual renters.