And in the end didn't make me money and the loans I had on them actually prevented me from getting additional loans on other better deals.Anyway, here are the specifics:1) purchased 7/1997 @ $80k, $500 down payment, cashflow appx $150/mth as long as there were no major repairs or maintenance items, great % returns but very little $ returns.Sold 5/2016 @$67k, after about $7k rehabwas about $250/mth cash flow at time of saleOh, and it took many months to sell, therefore costing me additional holding costs with no cash flow2)  purchased 9/1998 @ $71k, Similar and same area as #1 - $500 down payment, cashflow appx $150/mth Sold 4/2016 @$72k,after about $9k rehabwas about $250/mth cash flow at time of saleand also took many months to sellFor fun, I just looked up their zillow as of today and 1 recently resold for $85kNow, today, there are a lot more resources to easily research market areas, etc, so I now do more research to find markets with more demand and growth potential. 

As strange as it was, I received an unsigned letter from her 10 minutes later, which she forwarded from him with a listing of the wrong landlord's name, a bad phone number, and an e-mail address to a utility company.The moral of the story is to review everything your real estate agent sends you.

Then pick their brains about your local market.I would review listings on line on a regular basis to get a better gauge on what properties are selling for and what seems to be in demand.

But of course, I have to step back and consider the entire gamut.I found a pretty nice four-plex in California City listing for $230k, however, just down the street is an 8-unit listing at the same price! 

The house was fresh on market and I was able to act quickly on it and lock it up at list price before more competition hopped on it.

You'll see how many units there are, the number of searches in the last 12 months and can view the listings.

If you buy a list to send out to people make sure its somewhat current and accurate.

A good handyman and possibly a realtor for future leases/other items and you should be good.

I found a local property management company that offers a "lease only service" meaning that they will take pics, market/list the property for rent, handle showings, screenings, and paperwork to onboard the tenant and then hand it over to me to manage.

Next on the list for me is "what could you be sued for that insurance would not cover you from?"