You are right, I guess I am should have included the 2 years it took to work up the nerve.

It would help make it less nerve-racking the 1st time around.Hypothetical Deal =     160k  ARV  x  0.75 =   120k -   25k repair  =    95k  as a maximum offer  ( Many experienced investors in Texas seems to want a $30k +  profit on rehabs or they won't do it.  

I seem to have struck a nerve in this post!

The sellers claimed it was cleaned up but upon a re-examination we found human waste STILL in the basement, not to mention the guy cleaning it up was just a maintenance man and had not come close to taking  appropriate measures to rectify (a shovel and hose doesn't clean up bio waste).

(Google "Texas" and "real estate bubble" for a great article by Texas Monthly examining why.)2.  

It makes the idea of negotiating with a seller a lot less nerve-wrecking.

After a discharge you can deal as you normally do, but I suggest you examine the credit side very carefully. 

Anyway, I have done research around the area and there are lots of FSBO and there is lots of possibilities there, just I haven't worked up the nerve to call them and just see why they are selling their property.

I read "Rich Dad, Poor Dad", and that hit a nerve.

By far my most nerve racking question is should I use my own cash to purchase properties?