I'll talk to anyone and everyone, especially since I do creative financing and don't need to force everything into a typical 70% formula.

If you want to be hands on Waco may be better but if you want to be more hands off OKC might force you to that as its a bit farther.

You can bet that not long after rates rise significantly, banks will start calling these subject to deals to either force a sale or refinancing to reset them to higher rates.

We're also beginning to see more older, 65+ applicants who are being forced to cut expenses to live comfortably.

Most SFH investors must pay down the mortgage and ignore any return on the equity to actually have what they consider cash flow.There cash basically sits dead in the property in exchange for perceived or "forced" positive cash flow.

I immediately saw the benefit of the increased equity and forced appreciation of the property I did rehab.

If it's not you will eventually be forced to sell or at best live there and pick up the short fall in expenses.

People get wealthy on appreciation in real estate thats where the quickest equity is achieved either market like we saw the last 3 years or so or by forced IE add value create new value. 

My brother-in-law has decided to take an early retirement from the police force, which is becoming an increasingly scary line of work.

We don't buy new, we buy value add deals where you force appreciation.