If you have no product to sell.. then I am not interested as I would think your just fishing.

The closest I ever found to good deals were in Olathe, Spring Hill, and Gardner at that time, but ultimately found my time was more productive in Jackson and Cass counties.  

Buy in the lower-end areas for the great cash flow and then diverse your portfolio with some higher-end product as more of an equity play.

A lot of that RE value stabilization came around as the banks slowed up their selling of defaulted positions, increased their reserves to deal with the default and could get their heads above water and off the regulators lunch plates to focus on future business.Much of the craze we have now, especially that in the more private street level investor market is very recent.  

Erik, the market is quite slow there right now, as Fort Hood is in the middle of a deployment cycle. 

Lenders are getting creative in the marketing of their product because there is so much competition in today's real estate market among lenders ( a good thing for investors ) but the old saying is applicable "if it sounds too good to be true it probably is". 

Hi @Joel ParkWelcome to BiggerPockets.Time is a very valuable asset and real estate investing allows one to exchange product for money (passive income) rather just time for money

It is sometimes hard to deal with the slow pace and the traffic besides that.

People are telling me that the market in EP is very slow and I might have difficulty finding a seller.

I believe that it's always good to invest in a good location with a great product and charge a premium.