I see so many people who don't understand what they are bidding on.They don't do the research, they don't drive by to see that the Google st view is not accurate and they put down a bunch of cash on a bad property. 

Raising rents on a monthly basis is likely to drive your tenants away.

Or they are being very very patient to let the amortization arm of the IRR work for them.As they gain experience, money and age, they tend to become more amenable to letting their equity drive their investments rather than keeping it to provide additional cash flow. much like @Shiloh Lundahl's model. 

Try driving for dollars.

I am considering going outside DFW for my next investment, but not too far (at most a 2-3 hr one-way drive from Dallas).

Came up with a little mental "que" or montra if you will the other day while driving to help me through those tough mental days, and wanted to share...."

The local law says that the non owner occupied property being rented will need a designated host that may or may not be the owner however that other line item in the code that stipulates that the host must be available within 30 min driving while the unit is occupied becomes the dealbreaker.

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.

Thanks for advice especially driving by night!

@Jewell ArceneauxHow to drive ARV (my opinion)Improvements that drive the ARV the most: Roof, New Kitchen & Bathrooms, Flooring, PaintImprovements that DON’T drive the ARV as much: Windows, Landscaping, Driveway, Rough Plumbing & Electrical