The fundamentals for those cash flow and or appreciation factors exist before you invest.

As long as you don't over complicate things you'll e fine. 

@Stephen E.

He received the final payment, and I have been trying to contact him through e-mail, text, phone with no answer...DUH! 

There's a cute little duplex at 339 E Blaine ave in Salt lake city.

I walk every. single. house. that I offer on. 1- it gets me in the field where the guys behind the laptop won't make it which gives me access to deals that will never show up in a spread sheet or e-mail chain.

(FWIW, I know that he is unwilling to sell for less than $200k.)Gross Rents: $1825/mo (doesn't meet the 1% rule)5% Vacany: $91.25/mo (this is a conservative number for our area)Insurance: $60/moUtilities: $125/mo10% Maint: $182.50/mo10% CapEx: $182.50/moProperty Mgmt: SelfR/E Taxes: $190NET OPERATING INCOME: $993.7520% Down Payment: $40kClosing Costs: $3k (ish?)

All I have taken a few steps back to re-evaluate things.I am struggling with some fundamental issues here.OK the reason I have had so much success with my return calls is because I did NOT do  the "tried and proven" techniques.

Rather give them an online application that has e-commerce attached and requires a credit card for the application fee.

I am just starting some research on the area and wondered if anybody could give me advice on what areas and Zip codes to avoid and which offer the best fundamentals.