@Stefanos Axios I haven't been in the market for nearly as long as @Anthony Thompson or @Frank Patalano but we have been very active the last three years and from all the historical and current data we've seen, it's not a good time to get in unless you've somehow stumbled onto a screaming deal. 

I'm doing everything I can to learn in the meantime, analyzing deals, going over property financials,  building relationships etc. but I feel like nothing can substitute for really doing it. 

Underwrite off historical and not the last 5 years for rent and expense growth as the last 5-8 years are a bit flawed and are unlikely to hold through the life of your project.

Your time could be much better spent educating yourself and developing relationships with individuals in real estate, VS clipping coupons for three hours on a Sunday to save 40$.

You have to build a good relationship if you want to get special deals.Drive around.

Would love to chat all things RE and make some connections before our big move and hopefully develop that into a working relationship that benefits both parties in the near future.Thanks for your time.

Build relationships in the Houston area as these will help you tremendously. 

From what I’ve gathered it’s highly likely the situation is an abusive relationship and she being  controlled by this man.  

yes understand but I already have a relationship with the listing agent as my buyers agent.

I live in Los Angeles where properties are out of my reach so I started to look at Cleveland and then it went to Memphis then to Columbus then to Palm Springs and Euclid on top of establishing relationships with agents in each city.