But it is nowhere as easy, or risk free as gurus promoting classes imply.

I was implying that tons of emails and calls may sway some of the less corrupt that want to keep their jobs.

creative deals are a knowledge business, based on your network of fellow more experienced investors, your education, having mentors, having trainers.   

Lori ( my wife) was a trainer for Floyd Wickman in the day..

Hi Ron,In a round about way you are implying that if I owned the apartments that you own and collected the exact same rent with the exact same expenses, those apartments (or SFH's) would be worth more just because I am white (???)

My research seems to imply the best ones are not the ones that appear on realtor.com or zillow but rather those you find offline or through networking. 

Warm regards,Joe Entry price of $200K implies that it has not had high appreciation and growth. 

Every market is different, and using that rule implies that it isn't different. 

In no way did I imply "right now".  

Here’s the tricky part (besides being in a hot market)- I work as an assistant horse trainer which brings in very minimal income for me but I’ve been able to scrape by because my monthly expenses and debt to income ratio is extremely low, and I’ve been able to save enougu for a down payment.