I started looking around using the MLS, but know choosing the right area (and ignoring even certain streets in an area) is paramount to making a good decision and need to start working with people familiar with that area that can work with.While I do have money saved up, I am also wondering how feasible it is to get traditional lending and then going through a private lender to finance the rest or at least reduce the 20% down amount to not down the money into the house – oh, and so that it cash flows?

Good luck on your decision.

@Beth Teutschmann1-4 family rental decision making is primarily based on cash flow and cash on cash return on investment.No one can tell you yay or nay without looking at those calculations.Brandon from BP shows how to do a very simple cash flow analysis in this video:https://www.youtube.com/watch?

As the buyer you decide what you want to pay and hope you have a agent that 1- will offer it and 2- will do a good job negotiating it.Bottom line is, assuming your agent is fully engaged and on your team, you make all the decisions.

Showing investors poor investments might hurt your ability to do future deals with them.

Would this be a smart decision or not smart to swap?  

For me, I have to admit that #1 has slowed me down along with fear of making a bad financial decision.  

I thought HM .. well even with no sports teams Charleston is booming.. but its mainly inner city and newer construction..North Charleston that is were the airport is.. is transforming and I would see that being an area the article is talking about.. one downtown strip in N Charleston just since I started investing there has gone form board up to about 10 restaurants  a few brew pubs and brought inner city out to what was an area the locals thought of as a poor area.. 

@Patrick Charles This post is a good start https://www.biggerpockets.com/renewsblog/2011/11/09/gross-rent-multiplier-%E2%80%93-techniques-to-speed-up-your-decision-making-part-ii/

At first I didn't understand why he was doing it, then when I read "Rich Dad Poor Dad", I understood it.