From both of these methods, I increased my network dramatically, gained a ton of knowledge, and learned a lot about the DFW area and who the major players were in that market.

That area is growing dramatically (my office is in the area) and consistently shows up in the top 5-10 areas for rent growth. 

If you borrow it now to boost your savings/emergency fund and then wait through two bank statements showing those funds ( excluding the deposit) - so 60-90 days -then you can use your savings as a down payment.

But generally, Arizona, Nevada, Oklahoma, Southern Texas, almost any southern state, almost any mid west state but avoid the obvious - California, Oregon, Washington, New York, Illinois, Connecticut, Maryland, New Jersey, Massachusetts, Pennsylvania - all have high taxes and failing pension funds so taxes will only go higher.States with large illegal populations are going to see dramatic increases in vacancies and you want to avoid vacancies.

If you buy at 5% cap and plan to sell at 7% cap, your only way to make it work in a short time frame is to find a way to dramatically increase rents.

If you don't have an outstanding FHA mortgage, why don't you leverage that to get a 4 unit in Brooklyn or the Bronx, that would be ideal and create major cash flow and equity creation, plus you can not worry about a property manager and boost your yield.

Of course, the train could provide a boost to the whole region.

There’s more risk with fixing it up but the value add is what will boost your numbers significantly.

@Jay HinrichsFeels good having zero debt...anytime I need a boost, I just log into BP and read some posts like this one...lol

If you can get a 4 unit and a basement, that would be ideal and create major cash flow and equity creation, plus you can not worry about a property manager and boost your yield.