DFW smokes most markets when you take total returns into consideration.If you are not cash strapped or don't have liquidity problems, I would suggest starting off in/around DFW and moving out from there.

However, I've had the feeling that he was smoking weed as well as cigarettes in his room. 

There were cats, not sure how many, and you could smell them along with a strong smoke smell. 

The oils are messy if spilt but the major issue is it will set of smoke detectors.

Vaping is better than smoking.

Smoke and mirrors business...get EVERYTHING IN WRITING...there is no deal unless it's in writing." 

It is really only smoke and mirrors to view cash flow as being positive when purchased with your own money (DP).

You had better be sure it is a smoking deal if you are going to be taxed twice.

The kind I do not like are passed on from their parents who never learned to work so they expect you take care of them.There are some restrictions and annual inspection most have to do with safety(railing), smoke alarms, and sanitation....

The first property we had inspected is in great shape and we were asked to fix a handrail and replace a battery in a smoke detector( simple $150 charge for the inspection and $20 for me to fix).