Just enough to rule out a lot of people working at the big banks, credit unions, and call centers.

We're also starting up operations in other Sun Belt states including Texas, New Mexico and Nevada.I completely agree with you that military bases (and I would add large medical centers) create huge opportunities for many kinds of real estate investment, including short-term rentals, lease/purchase, and self-storage.Let's connect and compare notes!

Regarding specific areas, if you follow areas tied to the high schools receiving high marks (7 or higher) OR focus around the new urban centers being built around Clark County you should be fine. 

That or commercial strip centers -- but need a suitable partner for that -- have a buddy that owns a brokerage in Dallas but I'm not sure if he's ready for partnership deals or investing his own money yet -- I also need 2-5 years to get some more cash needed for those deals.My ideal SF deal is a full gut job in areas I want to be in - not many of those and the few that are out there with not much meat on the bone for completing a full gut down to the studs so you can rebuild the house correctly. 

We have a property in Birmingham (actually Center Point; Jefferson County) and just got a tax appraisal bill that valued the house 18% higher than last year.

Now I am helping in-state and out-of-state clients do the same.I am also part of the Urban Land Institute, The Ohio State Center for Real Estate, and Habitat for Humanity.

If high quality it can be good to lock into long term lease when you sell at a better cap rate and be more easily financeable to the buyer.Example 10 year lease and you sell 3 years later you still have tenant on primary 7 more years versus 3 year lease tenant is coming due for option so lender might not finance deal at all if they make up larger percentage space of the center or they impose heavy reserves for attorney legal fees, tenant improvements, down rent if they do not renew the option, and any leasing commissions.

If my bathroom has to be gutted at home, I use the rec center or shower at work or a friend's house.

So I am looking into a flip that is listed at 75k, ARV is roughly 165k. (3/2 1650')The foundation inspection/bid came in at $11,100, with the biggest spot being a 3" split from center to one corner.

Then I provided them the various options available (Subject To, Owner Financing, Lease Option, MLS, traditional sale on MLS, etc.)I honestly think they chose to go with me because I was honest about my intentions, I gave them a lot of options, and I kept their needs front and center.