Hopefully such regulation would wipe out 80/90% of the "program gurus" and would put authors of "information" under a microscope as to the quality of information, experience and expertise of qualified counselors.

$150,000 is a good price range, but by learning your market, you will have a better understanding of what a $150,000 price means in terms of the quality of property you can buy.

We also have pockets of great affluence and great poverty that often butt up against each (ie...Woodbridge/New Haven) through our little State.Great poverty usually translates to lessor quality school systems which in turn drives people with the means move to the more affluent areas in the burbs to put their kids in the better school systems thus keeping up or driving up the prices in burbs while flat lining the prices in the less affluent areas, the cities.

Although it's possible to be a successful B&H investor with just those three ingredients, I'm finding I can get much farther much faster with good relationships with other investors.Therefore, like @Joshua Jensen mentioned, the networking aspect (for those who use it) makes the $150 annual dues more than worth it.Sure, you can meet local investors here on BP, but there's nothing like meeting in person and many of the local investors are not on BP (or at least are not actively making posts here).It sounds like the advice you received was wrt the TREIA general meeting.  

While very few rule of thumb guidelines apply everywhere it has been my experience that the high quality more expensive properties in nicer neighborhoods cash flow less but are easier to manage and appreciate in value better.

At a minimum, it should be a 5 year view, and then the investor will have a better long-term perspective, and the seller will not look like he misled them.I feel that 10% - 20% of your rental portfolio (depending in its quality and management) will be performing sub-par at any point in time.

My dream if you will is to one day establish a quality housing development to support soldiers and their families near military installations across the US.

I consider these A areas so there is a trade off with cash flow for higher quality tenants and a higher rent amount.

Quality of work?

I am putting in new light fixtures and replacing some trim, that with a show quality cleaning and I think it will be ready.Just a note on your project be sure and check out your contractors.