Texas is a hard nut to crack, because of their homestead protections. 

Phoenix is absolutely nuts right now.

When you sell nuts to squirrels you deserve top dollar.

its nuts! 

@Chen Tong, @Brian Sher, and @Anjoli Elizabeth Rowe, the MLS still have deals, but as @John Barrett mentioned above, they need some work and they are not so low hanging fruits like other markets. 

People thought I was nuts. 

Ahhhhh it is driving me nuts too.

It'll drive you nuts.

No, I didn’t account for every nut and bolt or even a furnace or roof replacement, but divide those larger costs over 10 years or more of their usable life and it doesn’t have a huge drag on your cashflow and has hardly any impact on your over all return (including leveraged growth) over a long period of time.

DONT confuse a closing attorney with anything more than someone who is going to do a very minimal amount of paper work for the closing.. they dont do anything other than that those are closing attorneys that why they are so cheap.the hours it takes for most buyers for inspections and other due diligence the attorney is simply not going to do.. think on BP of most attorneys that do real estate closings as escrow officers that is the limit of their functions.. they do check the title reports and are agents for the title insurer so that is a great thing.. but for the nuts and bolts of the transactions they dont replace a realtor.