Add thoughtful touches like a Keurig or French press, USB chargers, and local travel guides.

Since you're relocating to a new market, the best advice (like someone mentioned) is to figure out where YOU will be happy.

I am also a frequent flyer at conferences like VRMA, IMN, etc.

Like my title says, I am a dentist in the Kansas City area and am looking at real estate to be my retirement plan.

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

It seems like there are so many limitations to buying real estate with self-directed IRAs. 

In Texas, as a licensed agent, you’re generally required to use TREC-approved forms for real estate transactions unless an exception applies, like (I believe) leases longer than 1 year or where no TREC form exists.

I don't do this for a living and have no real world experience, but at 40% down, even with a 7% int rate, that seems like a high monthly payment.

I feel like I’m missing the bigger picture of what makes a property a great investment opportunity.If anyone could share some pointers or insights on how to identify a “good deal,” I’d really appreciate it!

Having a co-signer doesn't feel like that at first, but you can't predict the future.