True off market deals are ones that you find yourself, direct from the seller without a wholesaler or any other middle person involved. 

I am located in south east Texas.

From my experiences, I would not take on low end rentals and all the risk and work they entail if I had the budget for a solid middle to higher end option.And finally, as you do start looking more seriously at actual properties, bring your questions here and weigh the various answers you will get.

Minimum $250K loan amount to $2M. 25% down with 720 and above middle mortgage FICO score up to $1.5M. investors need to have experience. 

In Oregon we call it middle housing..

When you are willing to cover your mouth with a handkerchief and step over land mines to see if the layout works for a LTR you know you're a real estate investor 😁 lolI've seen it all and smelt it all.Just haven't found a dead person yet in a property heheFunny thing is, having travelled a lotSome cultures consider animalistic smells attractive.Even aphrodisiacs.Personally, I love me some niche perfumes and have always bought the heavy Middle Eastern Oud scents.Repulsive when first applied but give it a few minutes and it blends into the skin making it sweet, sour and woody lolMaybe cat piss after some time smelling it would also blend in with our olfactory senses like it does with the other cultures hehehehe 🙈   

I also live in the Metro East.

The middle east is carrying out a plan to mine bitcoin with gas flare byproduct.  

I think there is a middle ground.

If you are building to sell and your profit margins are higher for the larger units, that may be a good argument for building bigger.My rentals are in central and east Phoenix, so we have a lot of young professionals and small families we rent to.