Do most investors start by getting their own mortgages paid off, or is that not even a factor? I

Obviously, newer ones are easier to get financed.Google - 'Triad', '21st Mortgage' and 'CU Factory Built' for the 3 nationwide lenders.

While price is a factor, I would be more concerned about using an agency that specializes in community insurance.

Hence, the dream factories. 

. - RENTS ARE GOING UPMexico continues to build new factories & border security will increase slowing immigration.  

I usually charge $20-50 for the patching you described, should be 20 minutes(or less).ALSO, I strongly suggest you use factory premixed color, I use Home Depot Behr Swiss Coffee, it makes it easy to blend future repairs and when we have turnover, its just quick freshen up coat, without having to go full on multiple coats of paint and primer, or set up for spraying, etc.

I'm in the SF Bay Area and my predominate factor is [the amount of time I estimate for rehab (I'm a contractor) and the closing time and the average DOM (days on market) before I expect to receive an acceptable offer] vs [the amount I can potentially make.]For example, it may not be 30% margin (less 10% holding costs) but if I can make a hypothetical 50k on a 6 month flip on a deal where I have 150-200k of skin in the deal, I will deem that as acceptable--granted I factor in a healthy cushion for additional holding time and additional rehab cost.

id=3395033&itype=CMSIDI think a larger factor is that Zurixx was started by individuals who owned an earlier scam that was shut down by the FTC, Daeus Financial Services.

If you've never visited a factory before, I'd highly encourage you to look into visiting today. 

While cap rates (like comps) are interesting, I generally do not use them as go / no go for making a purchase decisions.The determining factor is what options the property presents in relation to your particular investing strategy that will allow for forced appreciation and increased NOI.Best of luck,John