Or focus on property that has very high income relative to the price.Note that as you raise the income vs. the price you are likely looking at a down market property or a property with other specific issues.

None that matter to this discussion.Financing can come from a party that is neither a bank or related to the seller.

For the past 40 years, we've averaged between 3-5% appreciation per year.Here are some numbers:Sales Jan 2006 – July 2006Houses Under Contract 10042Houses Sold & Closed 8811Average Selling Price $172,273Median Sales Price $138,500Sales Jan 2007 – July 2007Houses Under Contract 10213Houses Sold & Closed 8998Average Selling Price $173,845Median Sales Price $139,900% Change from 2006 to 2007Houses Under Contract 1.7% IncreaseHouses Sold & Closed 2.1% IncreaseAverage Selling Price 1.0% IncreaseMedian Sales Price 1.0% IncreaseWhile it doesn't represent a complete picture of the market, it at least shows some indication of strengthening.The number of total properties on the market is still relatively heavy compared to several years ago - but at least the rate that they are coming off the market is starting to increase.Generally speaking, partially due to the media frenzy about the "disastrous real estate market" - its still a good time to buy investment properties, or move up from your existing home.Its generally not a good time for a lateral move, or downsizing.

We also live in a relatively steady appreciation area.The HELOC will also eat into your cashflow.

Wow, sorry to hear about your Beauty, I can relate as I have two dogs of my own.

You don't want someone else (relative or friend) to enter without proper authority.

Related but it will have a different impact on your time.John Corey

They have money to support 10 extra relatives that are even bigger money pits than your tenants, but don't have the $150 that section 8 requires them to pay (of their $1000 rent)!

TX is a "relatively" easy state in which to get started as a developer and builder.

Scott,I sent you a PM related to this thread.