Higher density = higher utility per foot.

The major reason for the cost overruns in my last house was that there was a foot of snow on the ground and there was quite a bit of exterior work that needed to be done. 

Same with properties, we manage over 400 homes in our portfolio and 50-60% of all of our clients are out of state and out of country owners and never set foot in Houston and probably have no desire to.

Its a promissory note, and they promise to pay it, though if they loose a spouse, job, leg, arm, child, etc, get sick or any hundred of other reasons why they can't make the payments, then we go back to the exit strategies above, deed in lieu, short sale, etc.

You can't build for $200/sf and rent the property out at $1.5 per square foot and make money.

I've done my fair share of research (of course, the researching never ends) but I want to put my foot out the door and get started.

My concerns are keeping the home will be an endless money sink in repairs and updates instead of asset, cost more than it makes by preventing access to something like a VA loan on a better property in the future, or overly distract me learning details about the market here that won't help me in SF.The home is 2 bed 1 bath, 1200 square foot, one and a half story SFR with a garage, storage shed, fenced yard, w/d hook ups in the garage. 

The primary we are in now is a potential 2700 sq foot rental - practically a duplex. 

Three minutes won't get you a deal, but it's about how long you have to get your foot in the door and interest him in spending more time studying your deal

Looking at comps we shouldn't have to pay full asking price and the CAP rate is closer to 7.5%.I plan to work full time at my job I currently have and my wife could keep working part-time until our next child is due this winter.