Sharks will eat you alive.Its a 4hr flight, go spend a weekend at least and get a feel for the areas you're interested in....and then hop on Craigslist and check out the rents.I have a decent team there and built it up by refferals and doing what I say when I say...

Lots of consumers think there's free lunch, in reality there is no free lunch.With HML (& most things in life), time is money, money is time. 16% and 4 points @ 50% LTV will fund the next day, I've seen it (I do not personally work on hard money loans, which is why it says "seen" it not "done" it, and no I do not refer those out either b/c I don't want to get sued when a loan shark does what loan sharks do & bites someone's arm and leg off).A really well priced quasi hard money non-qm quasi subprime might be at like 5.75% and 1.5 points, and might take a month.

If its a big lake or park, you might look at 4 acres of Boat and RV storage.  150 slots at $50 x 90% occupancy x 8 years= $648,000. 

Investment Info:Mobile home buy & hold investment in South Carolina.Purchase price: $76,000  Cash invested: $76,000A mobile home park with 11 mobile home slots.

Yes there will still be exceptional deals to find but there are as many sharks as well.Texas is traditionally not a 'quick buck' market so any new investor should understand their investment goals, life situation and risk tolerance before diving in head first.Lot of my Investors treat Real Estate as a means to diversify their Investment Portfolio and are decades away from retirement, so DFW still works.Again - Do your due diligence and YMMV.

I went to my first and only local REIA meeting about 4 months ago and my experience was similar.The presentation that night wasn't salesy, just boring, but the people there were mostly complete beginners mixed with some sharks and bored real estate agents.

And be prepared to go through a couple of management companies before you find one you can trust.Memphis is full of sharks. 

Hard money is modern day loan sharks, unless you know how to swim with the fish dont swim with the sharks

But in case they don't read it the prescreening script should be part of your initial phone conversation prior to scheduling showings.If you have a hot property you can also schedule multiple people at the same time slots, creates a bit of a competition between them.

The room was nearly full and there was a list of about 30 properties up for auction in our time slot.