I really enjoy making grungy looking things nice again, or nice for the first time, and I'm able to really translate that in rentals.

We have our website translate to 4 other languages because of all the out of country investors buying here.So I think long term Houston has one of the best values and potential for growth.

Starting with smaller deals can get you experience that can translate to commercial but commercial is a different animal.

@Curt Davis  I agree with your premise on running the numbers... if investors are buying in these markets that are well known for stable pricing IE not much if any real appreciation .." you should not expect it and it should only be a bonus "  we hear that time and again someone must have coined it and so these investor repeat it LOL... but if that's the case then building a ROI porforma and throwing in any kind of appreciation is not going to be accurate.. the only real appreciation that I have seen in the 7 markets I personally work in is on the wholesale side were you guys picked up houses for 20 to 25k before rehab.. now they are 25 to 35k.. and that generally has not translated to any benefit for the long term buy and holder.. they will always be competing against the very organized sales outfits like you guys.. so there is no way they can sell a home for more than what ever you or MI or any other turn key company is selling it for your all fishing out of the same barrel.what the turn key buyer wants to keep in mind is just like our thought process out here on the west coast were break even or even a little negative is just fine and dandy.. your tenant is paying your house off your real profit or gain is when your properties are paid for and someone else has paid for it.. to me any spendable cash flow on a rental is TOTAL gravy and over a long hold period you pump a lot of that back into the home as turnover and cap ex on rentals is far more than any proformas .So in my mind Turn key  for the WHY mid west has  that @Joel Owens is wondering about.1. simply the new starter property choice for those priced out of their own markets this is the number one driver.. 2.

you can buy below market, you can find value add plays, you can benefit from depreciation etc Real estate is so different at each local market, good advice doesnt always translate well to other markets.Look I think its a nice problem to have, but I dont think anybody here will be able to give you great customized advice or the answer to your question. 

This translates to change where you are looking for these properties. 

While logically, we would naturally associate the two statements as I buy = Ur sale...It doesn't translate in computer algorithms.

It's entirely plausible that 70% LTV v 80% LTV is 175 basis points different, which translates to ballpark 0.375% to rate and 0.25 to points/credit. 

I myself am a Spanish speaker and so communicating with them is not a problem but I am looking  for a lease agreement and application that I could use that are translated into Spanish. 

A 25 basis-point increase translates to ~$15/month per $100k borrowed.