But if that doesn't pan out give AZ a closer look.

Todd Sherman at First Pacific Financial is my loan broker, who always delivers.

Only thing is property is in a rough area, like, the inner, inner city, and while I would never buy property there, I'm sure there are investors who do, so I'm hoping this pans out into a small check on a first deal. 

I haven't gotten any good leads, just a couple of calls but nothing is panning out yet.

So higher overall return usually but that is if things pan out over time as anticipated with 7 to 10 year horizons.

@Steve Vaughan  this kind of reminds me of the golf rush in CA the folks that made the money were the people selling the pots and pans.. that's a lot of money spent on marketing for the return..

That may be a little aggressive for some investors but is how our actual expenses pan out.

DOGAMI describes the coming earthquake in the Pacific Northwest as life changing.  

None of those have really panned out, mostly just wanting to see what I can offer, they've considered putting it up for sale but under no distress, and one gentleman that wants to sell b/c he's tired of the headache of being a landlord but according to him he owes way more than what I could offer.

So I guess I am asking, should I keep faith that something will pan out from this list, or should I reevaluate, consider a different target market, maybe a smaller town half an hour away or something.