But UT and Austin keep growing and becoming better known so getting rent at that location is guaranteed (so a business) and same size houses inthe area are 2-3x the price and newer, much nicer apartments are going up but their rents are higher than mine have to be (moat...another Buffet term/goal).

Remember you can bring value to the REI marketplace through capital, deal finding and management.

@James Lloyd  Ankeny is the 4th fastest growing suburb of 50,000 plus population in the nation.

I remember the one case I lost I was so mad. 

And then continue to grow from there.Is this a crazy thought or is there any legitimacy with this idea?

I work full time with a growing family, i'm a complete novice in flipping as my niche is buy and hold.

We are growing Property Management Company out of Spokane, WA that is Looking for the Best Marketing Ideas to gain bigger Multifamily Accounts. (40+ units).

I’m quite new to the investing playing field but I have plenty of room to grow.

Remember, the Lenders business is to sell debt programs. 

Which means, since you would have put all your cash flow into paying off the properties, and kept no profit, all of these costs came out of your pocket.So, you would be at a constant loss...and that loss would be growing with every property you buy, and with every year of ownership.As long as you are buying with cash, you are losing money.