Should I be patient still? 

They are a little slow at responding so be patient.

So if you purchase expecting market appreciation, you should be patient.

@Teal PriceIF you want to go back into any kind of investment real estate - 1031 is the answer.If you don't want to be a real estate investor anymore but can be patient - then sell, 1031, buy a nice house, rent it for a year or two and then move in as your primary residence. 

I've met a lady who has a master lease from a hospital where they pay her 10k/month (regardless if it's occupied) and they house patients there.I would find out from your HOA  first what restrictions you have in terms of renting.

In fact I decide on an area first based on my research, then be patient and wait for the right property in the area I like. 

So call a few times (not too many) be super friendly (remember, this is small town lending) and stay patient!

I was patiently awaiting the @Thomas S. answer to this one.

Be patient.

I just find the prices a bit too high for rentals in Denton proper, but if you are patient and look around to communities like Ponder and Krum and Sanger, you might be able to find things that you'll be able to rent readily to people who work in Denton (county government, universities, very large medical complexes, etc.) but cannot afford to buy in Denton.