Now, I am seeing people walking little dogs around. 

Owner occuppied loans regualted in every state .. must have state license and NMLS registration.NON owner occ loans on 1 to 4 units are regulated same way in about 15 statesin the other states they are unregulated.Keep in mind though investor loans do not follow the same rules as owner occ and rates can change charges can change closing dates can be blown through etc

I have several clients who prefer the middle/southern part of the country so places like Memphis, Little Rock, Oklahoma or Texas.

- A 0% down, seller financed deal, typically equates to little to negative cashflow!

In my opinion, $90,000 is too little capital to invest in real estate within a retirement account plan.LTV's are lower when investing with a retirement account plan - Around 65%Meaning if you were to use $60,000 as a down payment, you would likely only buy a house around $70,000.$8,000 would likely go away in closing costs.

Things selling a little slower here lately 

I agree that is will be a gamble as to how well it will do.Also, ask the owner if they will entertain partial owner financing to keep from dragging family and friends into this risky business venture.Maybe even rent from owner for a year with right to sublease to see how it goes before committing to a purchase.

I keep mine a little below market to prevent turnover.  

You might learn a very little bit about wholesaling.

But now, consumers will get a check for $13 each and have little force lobbying for private property rights.