Cities within the DFW metroplex like Garland, Mesquite, or even further out like Fort Worth might offer better cash flow opportunities.**6.

Besides finding a good investor friendly real estate agent, if you're strapped for cash, then door knocking is a cost effective way to land some off-market opportunities.

I bought with a cash-flow on day-1 and could tolerate two vacancies before creating red-ink, so it's crazy to be penny-wise and vacancy foolish.I know there are those here on BP that harp on hobby vs professional business operations, but there's more to the bottom line than just GSI - - consider the opportunity losses created by vacancies.

Maybe get some hands on experience painting or staging.Find a w2 job that you don't hate and you can keep for years. 

However from a buyer's perspective I'd jump all over an opportunity for someone to lend me money sub-5% at this point. 

Thus lies the opportunity. 

I'm open to any area where there is a right opportunity. 

@Jacob Sherman I didn’t know it was a lenders job to steer a client to one loan option rather than present several.

We're both employed with well-paying jobs and happy to get on a video call so you can meet us and do any sort of background checks you'd like.

Short answer; don't buy OOS, find/buy/create opportunities in your backyard.Long answer; you need facetime with these professionals and they need to value your time (take you serious).