Which limits the approach to more laser then shotgun.

(Show a couple with their heads just barely poking out of the Water, or something like a "Gilroy" where you just see the top of someones head trying to get over a fence. or use a comical toy like this: http://i.bnet.com/blogs/in-over-your-head.jpg Then use a sub head: We'll Dive in for you!

Somethings I coulda and shoulda done better, but we live and we learn.One thing that I didn't do so well in 2011 was stay laser focused on my buying criteria.

Donors were selecting the family card to take care of toys-we took care of the meal.

I typically like to buy "broken toys" that have some value I can unlock with either renovations or just some love in the form of paint or cleaning up the exterior.

When problems arise you just can't drive down the street to handle issues with a property etc.You need to get laser focused on what you want to do and work a plan.

I've toyed with it but not bitten the bullet.

One more thing..my son love the big tonka trucks u could push n did have a good but they were outside toys so they was in the yard but that was the.most. our yard was always maintained n kept up.

All three had the same answer: hands down, well maintained quality properties in B neighborhoods.We also heard a presentation from Logan Rankin, one of the fastest growing investors in our area (from 0 to 3500 units in ten years) and he has a laser focus on excellent tenant experiences, upgrading properties inside and outside with an amzing pace (a team of 50 contractors with several trucks full of materials at the property on day 1 after closing, the first full unit rehab completed 48 hours later as a model unit to show etc..).

So not exactly a flip, but same end result...Full details here: https://www.biggerpockets.com/forums/311/topics/434246-duplex-under-contract---flipping-karma-and-a-new-toy