So while you won't have a grand slam property, you will get plenty of base hits.  

A couple years ago my uncle in Grand Prairie, Texas had his eye on a foreclosed commercial mechanic shop and land, which was listed at 600k in a nice part of town.

I do NOT need to hit a grand slam. 

Jr only has a grand so far at 16...gonna driving a beater if he doesnt get off his butt.

One thing that I do see as a big plus is the grand parkway goes right through the area which gives anyone near by access to the nicer areas in North Houston.

They always say share what you're doing so here it goes.I definitely am a huge fan of house hacking, however since I won't be able to have a place of my own for at least a year and a half from now due to training, and I wanted to get started investing, I bought my first duplex rental in Grand Rapids, Michigan, it's second largest city.

A plumbing modification that requires digging up the curb trap (or something similar) should cost a few grand.

I came across this while browsing LoopNet today.http://www.loopnet.com/Listing/20416094/1128-Grand-Ave-Phoenix-AZ/

I have some liquid funds that I would like to use for doing my first rehab in Grand Rapids,MI.

YUP not going to get a HML to come in as mezz financing.. you need to put your time and effort into raising capital then go shop.. not that you can't find some seller that will give you a owner financed deal.. but its a lot of leg work finding that one seller that will do that.. it happens of course.. will you put in a year and thousand hours or hit one right off the bat. this broker is protecting his client like he should.. in the grand scheme of things your talking small money.. so it should not be too difficult to go find a 50k investor.. and yes most are all full of BS... not sure if these folks who are all hat and no cattle get a charge out of wasting folks time.. but its seems to be a pretty common theme.