I personally would try to avoid it as it is super expensive in many cases and you can find yourself in over your head if you don't do your calculations correctly.

That research + my gut feeling after the meeting led to me avoiding moving further with Investar.

States w no income tax tend to have higher swings in property values, florida, nevada, tennessee, although texas has done a very good job of avoiding those.

In Texas, contract for deeds have been under extreme legal requirements to the point they are rarely done, even attorneys avoid them.

Also use 2 previous landlords as reference to avoid being tricked by the guy who your prospective tenant is already ripping and he wants rid of.

To cap it with Bob's comment about out of sight out of mind investments, Master Oogway wisely reminded his pupil "One often meets his destiny on the road he takes to avoid it."

The best way to avoid any future ugliness is to make sure up front that all parties (including seller and tenants) are crystal clear on the terms:Due Diligence Period (DDP) - I'm sure your contract specifies a period during which you can assess the home and then decide whether you wish to move forward.

If you want to avoid sketchy, high crime areas, steer well clear of Anne Street. 

I look forward to learning from everyone what experiences they've had, and to hopefully avoid making some foolish mistakes. 

Buy very cheap homes in my area, avoiding the worst areas, which I am fairly sure I don't want to venture into....still fix them up nice, not super nice ....and get pretty decent ROI (I would think) but then I would also think I would have to deal with more turnover or tenant instability....I am really thinking in this direction, as I could buy with cash and avoid financing.