We are able to consistently place good quality tenants with rents from 850-1200+ (depending on size and area) that stay for multiple years. 

It is by South Padre Island and Mexico :)

“Many Texas families, who have striven to consistently make their payments on time, have fallen prey to wrap loan scams and lost their homes,” McAllister said.

You should try to be more ideologically consistent, otherwise you come off as juts a self-interested landlord, not unlike many of our swarmy politicians.

You will see some listings that are consistently adjusted monthly, while others wont adjust for months.

I would have started at a younger age (like you are) and consistently bought 1 cash flowing property per year.

State Real Estate Tax Rate per WalletHub.com Rank State Tax Rate Tax on $173K home Median Home Price Tax on Median 2 Alabama 0.43% $773 $125,500 $543 T-32 Alaska 1.18% $2,112 $250,000 $2,956 T-17 Arizona 0.81% $1,446 $167,500 $1,356 10 Arkansas 0.62% $1,111 $111,400 $693 T-17 California 0.81% $1,438 $385,500 $3,104 8 Colorado 0.60% $1,073 $247,800 $1,489 48 Connecticut 1.97% $3,517 $270,500 $5,327 4 Delaware 0.54% $959 $231,500 $1,243 5 District of Columbia 0.56% $1,000 $475,800 $2,665 27 Florida 1.06% $1,894 $159,000 $1,686 25 Georgia 0.94% $1,685 $148,100 $1,397 1 Hawaii 0.27% $487 $515,300 $1,406 14 Idaho 0.76% $1,366 $162,900 $1,246 50 Illinois 2.30% $4,105 $173,800 $3,995 23 Indiana 0.87% $1,560 $124,200 $1,085 38 Iowa 1.48% $2,649 $129,200 $1,916 37 Kansas 1.40% $2,502 $132,000 $1,849 T-19 Kentucky 0.85% $1,511 $123,200 $1,042 3 Louisiana 0.49% $876 $144,100 $707 35 Maine 1.30% $2,321 $173,800 $2,259 30 Maryland 1.10% $1,956 $286,900 $3,142 34 Massachusetts 1.20% $2,139 $333,100 $3,989 44 Michigan 1.78% $3,172 $122,400 $2,174 T-32 Minnesota 1.18% $2,110 $186,200 $2,200 15 Mississippi 0.79% $1,408 $103,100 $813 26 Missouri 1.00% $1,790 $138,400 $1,387 T-19 Montana 0.85% $1,525 $193,500 $1,652 45 Nebraska 1.85% $3,308 $133,200 $2,467 T-19 Nevada 0.85% $1,523 $173,700 $1,481 49 New Hampshire 2.15% $3,838 $237,300 $5,100 51 New Jersey 2.35% $4,189 $315,900 $7,410 12 New Mexico 0.74% $1,324 $160,300 $1,188 41 New York 1.62% $2,899 $283,400 $4,600 T-19 North Carolina 0.85% $1,524 $154,900 $1,322 31 North Dakota 1.12% $2,000 $153,800 $1,722 40 Ohio 1.56% $2,794 $129,900 $2,032 24 Oklahoma 0.88% $1,569 $117,900 $1,036 T-28 Oregon 1.08% $1,929 $237,300 $2,563 39 Pennsylvania 1.53% $2,725 $166,000 $2,533 42 Rhode Island 1.63% $2,915 $238,000 $3,884 6 South Carolina 0.57% $1,019 $139,900 $798 36 South Dakota 1.34% $2,389 $140,500 $1,879 13 Tennessee 0.75% $1,335 $142,100 $1,062 46 Texas 1.90% $3,386 $136,000 $2,578 11 Utah 0.68% $1,218 $215,900 $1,472 43 Vermont 1.74% $3,116 $217,500 $3,795 16 Virginia 0.80% $1,420 $245,000 $1,948 T-28 Washington 1.08% $1,931 $259,500 $2,805 7 West Virginia 0.58% $1,044 $103,800 $607 47 Wisconsin 1.96% $3,499 $165,800 $3,248 9 Wyoming 0.61% $1,097 $194,800 $1,196 

I'm trying to make sure I consistently update the listings and have plenty of pictures.

I am a seasoned investor who currently has a decent portfolio of buy and holds consisting of multi families, single family and condos here in NJ....I manage these myself while working full time.

I've had a couple clients think outside of the box and look to areas where you'd have a consistent flow of renters Everett (boeing) bremerton (naval base) South tacoma (JBLM).Can also take you through the BRRR strategy to get something below market and rehab it.