I lived in Sherman once and didn't especially like living there, but there sure are a lot of dynamics that make it look attractive for investment now. 

They have no skin in the game, they'll just move on to the next owner.

Forming little groups in the background to down vote certain individuals comments based on skin color, or religion, or perceived political leanings seems like something we could all do without on this forum.

I know the podcasts and books speak about being in a deal with zero skin in the game, but that is an outlier situation not the norm. 

HOA Dynamics: How has your experience been with condo associations in this type of asset?

We use Hospitable as our PMS for automated messages and calendar syncing, PriceLabs for dynamic pricing and market analysis, Minut for noise monitoring, Schlage Encode locks, Ring cameras, and the Google suite for shopping spreadsheets and owner monthly invoices.

That's where you'll really find your "tribe".Happy hunting, would love to hear more about the local market dynamics you are serving.

Duplexes and multifamily are an option as well, although the dynamics are a little different.If I was still living in BR, I'd househack somewhere in Mid City - capital heights, hundred oaks, poets corner, overpass, etc.

And I generally require a sponsor that has full real estate cycle experience with little to no money lost, low leverage, high skin in the game and reasonable fees and promotes.However, other investors will look at these deals as bad/too boring for them because they are more aggressive and not concerned about the risks of default, refinance, interest rates changing etc.

Your engineering and project management background must be a huge asset in analyzing deals and market trends — perfect for the dynamic Bay Area market.