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Investors who have been in the market for the last 10 years or more and consider themselves professionals have already started to re-evaluate their goals COC, ROI etc.  

Sorry I've been so busy to log in and respond, Thank you so much, everyone, for all these awesome advice. 

The advantage I see to starting later in life is I have more life experience (i've been in sales my whole life so I find negotiating, evaluating deals comes naturally) and i also have more motivation to get out of the day job.  

We property manage in that area and are in agreement complete rental market at this points and top values of rehab flips are below $150K so your $50k mark for rentals should be ok but be prepared for higher deferred maintenance costs in your evaluation on cash flow.

However, I usually look at school districts when I evaluate a house and its neighborhood because I like my rentals to appeal to the lower half of middle-class families.

These companies represent the investor when evaluating the loan, not the borrower.

I'm currently evaluating several different properties and need to purchase 2 prior to the close of the tax year.

This deal calls strictly for a cash buyer looking for large upsides.No bank will loan on this property in it's current situation.I would agree that right now, you cant pay more than the price Jon suggested.I also just realized in my first evaluation that I did not subtract out the OE (oops).That would make your max price well below that figure.

Some interesting sites, while I've lost them in my favorites, were simply found by searching for my area of interest, unique vacation homes, log homes, solar homes, etc.