I haven't done any investing in real estate outside of the purchase of my house, but I feel that Houston area is cheaper than many places on a national level (I think SA probably is more affordable in TX).

This will give you their "why," and allows you to be able to gauge their level of motivation.

Less disposable income means that they cannot afford to pay the level of rent they did in the past.

I've always lived in the suburbs so I'm most familiar with A and B-level neighborhoods.

Some won't even mention foundation/leveling issues on their estimates, yet the house flooring looks like a bow.I'm not here to say I know it all, but that's my 2¢Tell me the area you're looking to buy, and if I see something I'll let you know.

I think more important than the term you use is your comfort level with what you're doing and talking about it with the investors.

I suppose if you had a RE license and were up front with sellers that you never intend to buy their property and only intended to tie up their property while marketing it at a higher price to other buyers then you may be on the level. 

I wouldn't be holding my breath on Fredrickstead coming close to the level of cruise ships that Charlotte Amalie brings in anytime soon either despite the steps they have made on the tourism front.I would feel much more comfortable counting on Hovensa and the potential telecom hub bringing jobs to STX though (eventually), and I do think it has the potential to be a great opportunity for single-family home investors.

Considering the Cleveland market has been rebounding at a considerable pace, much of the country is also trending upward, in some cases and in certain areas of the country on the west coast as well as the east coast we are seeing pricing exceed market crash levels.

Your capital is unbelievably valuable, and right now you're not getting a great return on it.Normally I think I'd vote for you selling and rolling that into 25% down on a nice apartment building, but with your experience level I worry that could be a tough transition.But just remember before you go with a cash out refi or HELOC to calculate not just your return on cash, but also your Return on Equity.