I know it's been said that you can't find deals in Texas with this type of conservative underwriting but I'm acquiring this property below my strike price. 

Let him know that you love his home and want to make it your own.If you can't strike a deal that makes both of you feel good about the purchase, then you have to walk away and move on to the next one.Hope this helps.Ed

We'd like to amend the agreements - if we can - to add a 3-strikes rule for any disturbances.

I keep striking out due at the moment.

Here's an article that may strike some thoughts for you-https://www.biggerpockets.com/renewsblog/2015/11/1...I live in LA, so same situation here as in the bay area as far as numbers.

Two years later, many other aspects of life are under control, and we are finally ready mentally to strike out again, much more intensely this time.I believe our debt, in the form of student loans, is one big hurdle to cross, as is the fact that we have almost no professional network in the area.

@Patrick Costello You can strike San Diego off that list - you won't find a duplex in SD in that price range.

I’m lucky enough to be in the middle of a great Houston real estate market and I want to strike while the iron is hot.

Some folk go for dark (black) which can look striking but it screams "rental unit" in my book. 

I find it striking that there are so few of us who started in our 30s.