I have colleagues that have done very well in higher priced markets buying properties that don't fit this box.

I am an extremely outside of the box thinker with a nothing I can't do attitude. 

Simply click the box in the upper right corner of the post!

I'm a member of the major real estate investing clubs in Houston and I've spent plenty of money on my license and education for my business, not to mention seminars.

After several years though, it became apparent that I didn't need the "Big Box" Real Estate Brokerage any more and I have never realyl been a big fan off too many rules.In 2011 I decided to get my Brokers License. 

Well, the money spent is a capital expense so you will be able to depreciate it on the property, so it's not as if it's wasted.

I spent 4 years in college in Ithaca (perhaps you did as well!).

I don't play in that sand box so I really don't know   I buy infill lots and build homes or subdivisions  so we are fishing in a different sea

I would add though what he did do that separates him from the vast majority of others is he actually took action.He obviously spent time learning what he needed to know, assembled a meager amount of capital (for real estate) and then went out and started taking numbers and kicking butt.And then he repeated that over and over. 

Anyway, the purpose of this forum is to learn and hopefully I can inspire you and others to think outside the box and consider some new ideas because having an arsenal full of weaponry is how you survive and thrive in the ever changing arena of REI.