I've had good deals and bad deals and have learned alot in between on how to work through problems and help my clients find solutions.

Rudy - as both of you suggested that going very far (like Aberdeen) is bit to much as I won`t be able to manage it on my own and I`ll getting C & D class tenants, This idea came to me by seeing that @Brandon Turner lives in a town near to Seattle and never complained anything about tenants even though he has most of this properties in the same area (may be I assumed ) but if I am trying to find deals near to Seattle, its difficult to find and also lot of competition.what could be a better strategy to enter into this game..How can I invite other BP members to share their view ? 

It's difficult to find single family homes in Austin that generate cash flow, unless you're buying cash or putting down a significant down payment. 

The reason I am skeptical of 0 down companies is because I have encountered several clients in the past few months who lost money to phony lenders. 

“Because the $20,000 took so much away from their equity to put into another home, they decided not to sell,” she said.Another client of Chaname had difficulty selling his home because would-be buyers balked at paying $16,000 more for a home with HERO-financed air conditioning, duct work, water heater and insulation when similar homes were selling for less.The buyers argued they were paying for the improvements twice – through the higher valuation on the house and assumption of the loan.

The best way to check out a property is to personally view it or I have done a skype walk through for my out of state clients.

I mean, I get it, it just seems like experience in what I went to school for (Physics) is difficult to come by unless you already have your foot in the door. 

I work with clients who are buying properties that rent in the range of .5% of the purchase price.

Throwing that word around in conversation and in emails with your deals or with "customers" (not called "clients"- also implies a legal relationship) can come back to bite you.

I also have some clients who are looking to partner up with someone on a fourplex.