Thank you Ray - that's well thought out advice. 

Orange Park has had next to no new supply since the 80s/90s because of barriers to entry in the physical barriers around the submarket as well as the low allowable density for new construction.

I have heard this as well.  

If your goal is to get in the game, have a profitable investment, and build a team to set you up for future growth- the Allentown market will treat you well, even in its current state.

DFW area  Well done. 1st one is always the hardest.

Often the seller isn't really dealing with reality well - saying 'mentally challenged' is probably an over statement - but they are so desperate, or in such a bad way for whatever reason,  they will grasp at any straw put in front of them.  

To list on the MLS, you will need a POA signed by the seller, which states that you can sign on behalf of the owner for listing documents and offers, as well as a signed purchase and sale agreement with an assignability and marketing clause."

Going well so far. 

There's a whole new set of issues when renting out to college students, but if you can do it correctly, I think you could be very successful renting out per room in those scenarios as well.

BRRRRs are really tough right now with interest rates high, rents flat, contractors booked up, and tremendous competition for deals.i always get nervous with HELOCs as down payment because it can mean that you're not well capitalized.