The marketer (guru) severely understates the amount of capital, time, and knowledge needed to produce successful results.And the above mentioned are the BEST case; not even mentioning the guru strategies that are fraudulent, illegal, unethical, and plain not realistically achievable.  

Don't buy a 2br/1ba without a basement and no garage on a corner lot next to the scrap yard, just because it's cheap and the seller is motivated.

The rental market here seems to be cooling and it's hard to pencil deals even if I rent by the room to achieve higher than average rents.

This is often achieved with written documentation, such as a formal ROW request from TxDOT or other correspondence indicating that condemnation proceedings were possible if no settlement was reached.

Codie Sanchez will get you motivated, I just ordered her new book Main Street Millionaire, but have not read it yet.Sail with the wind, not against it. 

Please come down and see me and let talk about real estate.My plan now is looking for buy and hold and flips.If your 100% motivated for REI just like i am, come down and meet me.

It sounds like you've got some motivated and cooperative sellers. 

A lot of my clients buying in FL are happy with minimal return but are buying for second homes, tax benefits, etc.I would stick with value add - with refi you can still achieve high CoC and a good equity position. 

Cons I would say are achieving financing.

.• The confidence to believe they can achieve financial independence.It’s amazing how small moments like these can inspire the next generation to think bigger and dream bolder.How are you involving your family in your real estate journey?