In a state that does specifically address them, such as Texas, they are a safer bet then in ones that don't.

And note: infill houses in established areas of development is a pretty safe bet, but when you start getting into multi-units (more than 4 units), I would highly suggest you do a needs assessment and run the numbers on ALL aspects that will affect your true Net.Now get to work!

Sometimes your best bet is to ask any of your local agents if they can recommend someone in your target market area. 

I live in Casa Grande,Az. most of the houses I've seen here are listed at or above their value,also I now in order to bid at auctions I need cash,so any information on where to look for good deals besides a realtors website is greatly appreciated.thanks Your best bet would to do some networking and find a partner that will show you the ropes and potentially let you buy into a deal for what you can afford and perhaps some labor.  

Betting on appreciation is a crap shoot that I would bet on.  

If your looking for partners your best bet is to meet and speak with people face to face. www.Meetup.com to find all the meetings.Best,David B

But if management keeps screwing employees, you can sure bet their top employees will keep leaving and they will have issues trying to attract the good ones.

I bet you won't make this mistake again.

. :) I bet you will quickly find you will either want to go all out and make it a business, or strictly do your own deals. 

The amount of money that comes in from out of state and is spent there is huge in the rental housing sector.you add up all the turn key guys there and I bet they are moving hundreds of homes a month in that one market.so that a couple hundred rehabs .. that's investors flying in staying in hotels eat ribs etc.its the trickle down effect. and with the internet and marketing the way it is its truly a global market..