Some cities like Longview seem pretty strong, but other cities are dying. 

Until he wasn't.Sometimes people change due to pressures we don't see, and sometimes people are just like m&ms . . . dark on the inside with pretty painted shells. 

Reaching out to a loan broker or two could be pretty beneficial too.

Even though ALOT and I mean ALOT of people on bigger pockets or friends and family have told me airnbnb arbitrage wouldn't work out I have been pretty successful even though I was pretty much self learnt without any form of joining a course or anything like that.

Pretty much every small business other than some obscure ones that are excluded (see below) If you have 12 Single Member LLCs that own your rental properties.

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment. 

Pretty tied up today, so I might be slow to respond.

Class D is mostly rentals (another tip to look at owner occupied stats and/or if the neighborhood is identified for revitalization), the tenants are outside smoking, they are talking to neighbors and solicitors, it is a completely different vibe that is pretty noticeable just driving through.

You're certainly correct, this market it pretty awesome, which brings in a lot of competition. 

pretty small hurdle to have a good win as a private lender just get paid as agreed.now equity participation loans those can spin the needle pretty well ..