DFW in general is a very competitive market but there are areas where there are still great opportunities and I think if you are patient you get something that cash flows.

Be patient, wait for the right deal.  

Our market is for the patient investors and those who know where to look for value.

She followed up quickly and was also patient but firm with her reminders.

Be patient and hunt for off market properties to add to your portfolio. 

I was not patient and it really came back to haunt me (even to this day) so don't do what I did.

I don't know if I want to go back to school for two years for added responsibility (prescribing and diagnosing patients). 

The problem with that is those are likely two different buyers.The other thing I would add is you probably need to be patient with a property like that to get the full value.

Stay smart and be patient.

@Ken Scarbrough , it's as simple as this: Buy property with positive cash flow, if you buy residential property buy with fixed interest rates, if it's commercial get the longest time possible fixed interest loan,  hold a minimum of 6 months of reserves for each property, and wait patiently for the market to turn.