Probably not entirely coincidental that a guy from Texas suggests Texas and a guy from Missouri suggest Missouri.I have been looking at a number of different markets (although for pure flipping, not buy and hold) and I have come up with the following:Phoenix, AZAlbuquerque, NMRiverside, CASanta Ana, CAYour 45K probably prices you out of all of those except Phoenix, but once you build up more working capital, you may find your model works better in the other markets, as well as the ones Bryan and Bill mentioned.

Regarding employment verification, unless you look up the company in the phone book, and call the published number to locate a Human Resources person or a Manager (without asking for the person named as supervisor on the application), you run the risk of getting purely false information.

I guess another factor is how much would the out of pocket cost to do the origination.I guess I should not be concerned about increasing my term being that the interest is being paid by the tenant anyway and leveraging that property to buy another that cash flows properly could compound paying it off faster then just purely trying to pay it off without the leveraged property.

And their lending is purely based on the property.Regardless, that's not germane to this conversation, his family member is a private lender.

I'm purely investing and not hacking though.

At that point it's a pure investment and essentially a commercial item.

Investing for appreciation is the same as investing in the stock market...you're leaving market forces to drive your profitability...so at this point it really becomes purely an individual decision.Just someone's .02 on the matter. 

If you spent half as much time out living life and doing things that bring joy to your life maybe you wouldn't be so angry.

Generally speaking, we can divide each market on A, B, C and D classA class - The best area in town, new construction, low crime, best school distracts, usually most expensive housed in town where Business owners, C-level executives or just purely reach people own.

Be careful trying for both as that may guide you towards guru types selling fairytales ... if you do get both it is usually more balanced as in less initial cash flow than a pure cash flow market and less appreciation than a pure appreciation market.