It normally puts all of my cash back into my pocket in a 10 year span after all expenses and what not, however I am yet to carry a single family rental for even 5 years.

That's more of a personal question john because many would say go down the rental road for security, cash flow and what not especially since you have a family but It also depends on your drive and level of success you want to reach within the real estate industry.The two scenarios:1) If you purchased a house for cash flow ( income producing property)You would be able to quit your job and be sustained by your cash flowing property.

How does this way work and what about closing and what not?

Any advice on things I should look out for, what to do, what not to do, success stories, horror stories?

Just wondering if anyone can offer advice regarding best cities to invest and ares within the cities.We are looking for 3-5 Properties...Just looking for friendly advice of what not to do and what to do in the state of Texas.Brian 

Thats an opinion of 1 person and god knows based on what?not

As a new investor, I'm looking for a little bit of clarity on how to decipher on what's important and what not to focus on when dealing with these kinds of properties.  

What to make sure to do, what not to do, and if possible, any way to keep them from destroying the house before they finally leave?

Much of it is 50 years old and may be 900sf 2/1s with a carport, but still, the returns can be pretty good here... especially with rental rates increasing faster than values.I keep my searches close to the US41 corridor as it's easier to rent out those properties near public transportation and whatnot.

:) So since I can’t tell you what to do I thought maybe I should close by telling you what *not* to do.First of all, don’t pay a price because everyone else pays it.