Richfield has been undergoing big upgrades - I would wager there will be another mass transit line going there in the next 10 years, and any western suburbs seem to be always very attractive to live.

Stay healthy, stay away from bad people.Some ideas to find the deals:walk/drive neighborhoods, look for neglected propertiesadvertise, newspapers, radio, pass out flyersWrite a nice letter to landlordsWhen housing court starts up again, meet landlords there - chatCall and visit owners of Expired Listings - make offersBuild a relationship with a few Realtors, offer to pay them a fee (3-5% of purchase price for unlisted buildings) for presenting your offers to FSBO's and expired listings (auto pilot investing) The purpose behind this is to open negotiations with sellers, I always offer well below their asking price BUT IN WRITING hand delivered by an agent (you save time, cost of gas and you increase the odds of finding a fat equity deal)Study Real Estate Control techniques; delayed settlement, assignment clauses, all types of options, hybrid or JV with sellers, repair consideration with possession (known as front porch offers) use one of the 21 proposals for seller financing (the best highest leverage financing you can get)My LOCK-DOWN has proven to be profitable, I have time to network and develop clients nationwide to mentor/partner transactions.

@Scott King Honestly I don't think the margins are fat enough

If you are sitting “fat and happy” so to speak with your rentals and aren’t looking for more or rarely will, then probably your license is to worth.That’s the very short of it.

Track your spending and see where you can cut the fat out of your budget.  

Overall the city was relatively run-down, but was undergoing decent revitalization of the downtown areas.

I hear a lot about various parts of town that are undergoing gentrification. 

Wholesaling with no money is like internet dating with a photo of Tom Selleck when you are short, bald, and fat.

No point in making mad returns to only find yourself fat, stressed and divorced.

Raleigh has become so desirable that many parts of downtown are undergoing gentrification.