From my own experience, I've had a progression that changed as my personal reserves and risk tolerance ability changed.

Ranches and rural properties are VASTLY overpriced, especially ones without any water rights, due to the ability to grow large amounts of marijuana to pay the mortgage.

Given that 5+ unit complexes puts you in the commercial real estate realm, you know will be dealing with seasoned investors that rely on the numbers to value property vs. comps.I think by buying turnkey properties, it really limits your ability to find smoking deals.It’s not impossible, but certainly much more difficult.However, you may be able to find a turnkey property that has poor management (unlikely) and force appreciation by improving on that fact without doing much else.

I used to live in Irving before I moved to Frisco :) Yeah, getting the license just made sense with the MLS access, ability to run comps etc etc especially looking back at the cookie cutter approach that the realtors I worked with had when I bought my house.

One other hair raiser about this guy to me was the fact that he was moving from a $450.00 rental too my $300.00 rental and said he could not afford the $40.00 transfer fee nor to have the financial ability for at least two weeks.

On the positive end, house prices are far less expensive in most areas, the availability of homes below market value is excellent and the ability to both use rental income to pay down the loan on the property and make monthly income at the same time is there.

Either way I still have the ability to acquire a self storage building for less than $20/sq ft, which is cheap!

There is a bill within the state of Missouri to change the ability for cities to over-ride the open carry option.  

There are two conditions that contribute to our ability to buy at a discount:1) TIME - the seller is out of time, needs to move fast; needs CASH quickly2) CONDITION - the property needs repair and may not sell in the "retail" marketIt's hard to get someone to sell at a discount if they have a nice place and are not in a huge hurry.  

My objective is to create a solid business moving Charlotte’s worst properties from the hands of owners who don’t have the ability or desire to renovate and maintain them into the hands of skilled investors and landlords who will create attractive, affordable housing for area residents.