I'm sure that all y'all (that's the plural of y'all in the South if you didn't know) are smart enough and good enough that you will never make a mistake.

However Financially is this a smart move?

As well as my tenant lying to me most of the time she is disabled and in a cast so she is either wheel chaired most of the time or lying on her couch. 

Hi, well J, I've been at it for over thirty years and most of the people I have dealt with aren't smart enough to dream all that stuff up.

I have been reading some of the recent articles about using an FHA loan and that seems like it might be a good way for me to get in the game (but smart this time). 

My goal is to build a portfolio of single-family houses in South Austin (see profile for details).BP looks like a wonderful community of smart, knowledgeable investors!

By all means get all you can  get from Jay because  he  is smart and sincere , however your money will be better spent here  for a  fraction  of   1 of Jay course..

Generally speaking encouraging people to try to time the market and steering them towards high risk strategies is bad investing advice in my opinion, and yes I would place OOS investing for high cash flow in the “high risk” category, possibly the equivalent of buying a stock with a 13% dividend yield thinking that’s a smart move because the cash flow is great when in reality the company is likely desperate to raise cash and approaching bankruptcy, just like rust belt properties with high cash flow might seem good to a short-sighted investor, when in reality those properties are cheap because locals have witnessed decades of out migration/ industrial decline and realize those properties are on the cusp of economic and functional obsolescence.

I guess you are either smart or handsome.

Very smart.