And I've just regrouped and come back enough to know that regrouping and coming back are a lot more possible than what they seem to be in our worst moments, and that experience, sure, that's a personal resource.Perhaps it's just a sickness. 

The issues I have run into are lenders not wanting to take a chance on my experience level and also the down payments being out of reach. 

Unless the home seller / buyer has extensive experience in real estate THE HOMEOWNER SHOULD NOT DO ANY REAL ESTATE TRANSACTION UNLESS HE UTILIZES THE SERVICES OF AN EXPERIENCED REAL ESTATE ATTORNEY. 

But the Front Royal and Luray areas are going to experience the same thing as the Smokies, IMO.

Have you had experiences where people under delivered?

You have a baseline of knowledge and you have your first investment property which will begin to build real world experience. 

Everyone seems to talk about including the costs of the new mortgage, taxes, insurance, maintenance & capital reserves, and the vacancy projections when looking at realistic cashflow, which we already do for all the properties in our rental portfolio.But we, like many, cant find properties that are making any cashflow sense right now.

Good webinar last night but I’d like to hear if others have had and experiences with their operation. http://invest1properties.com/w...P.S.  

I'm not doom and gloom on the twin cities as some other investors I know are, and will continue to invest my money here, but I can't realistically advocate for others to do the same without an unfair advantage, as you stated in your post.

I almost made the mistake of paying a Philly guru who was going to teach me the ins and outs of buying section 8 homes and after reaching out to others on BP who invest in better market real estate, realized its incredibly risky.I have 12-doors in Detroit, 3 of which are rented to S8 tenants and have been for nearly 5 years now.The experience has been pretty solid for me.