You may want to consider buying Non performing notes secured by multifamily, but I'd plan a heavy capex program to stabilize and be prepared to dispel any negative press as negative past tenant reviews can be detrimental to stabilization. $10k-$25k per unit is more conducive with mobile home parks, which may be something to consider also.

I think that may be because they have been so reluctant to press the issue until the economy improved though. 

I saw on tv once that they used a jackhammer to grind the crack down and out, then they poured concrete, and eventually a leveling agent was used.  

I pondering doing something similar in Anaheim, CA, because Disneyland is a huge tourist draw; however, I'm hard-pressed to think of a similar attractor in Dallas.  

Not really, but good to read is the Nolo press land lording books.

Much motivation to all the wholesalers out there keep pressing, but it is thick and saturated with wholesalers and even as a wholesaler myself I see the deals other wholesalers are offering and they are ridiculous.

I happened to notice the Carleton Sheets "Quick Start" in his stack of old tapes in his TV stand.It's a pretty entertaining flick.

Sounds like you have found out first hand the TV shows are a bit misleading when it comes to renovations and repairs. 

I think alot of it has to do with the good press we have had over the last few years of being a good place to invest so it has attracted investors from all over the country.I have been investing in Richmond since the early 80's so I have seen all the ups and downs through the years.

And while Herron-Morton does not get a lot of press outside of local circles, it is definitely an impressive neighborhood.