I really do not want to limit myself to any particular strategy since they all appeal to me in different ways.

The negatives are the condos are in a great area and are appreciating at a minimum of 3-5% a year, with a re-sell market as SFR where the four-plex would only appeal to investors (mostly).  

@Max Gradowitz@Gene Hacker,I like Kern county/bako but the numbers i'm seeing in DFW area are very appealing.  

AL (Birmingham and Huntsville), IA, GA, TN, FL, and TX, all with lower ARV $ properties, have special appeal to us.  

@Bryan TomkoIf you can't buy it outright with a loan and need the seller to finance, you're going to have to come up in price and make the deal very appealing for them to take your owner-financed deal.

Taxes are high even after we won most of our appeals.

The reason buy and hold seems so appealing to me it that it is the closest to completely passive income that I've found.  

The stock investing model that I think makes the most sense as a comparison for real estate investors is DGI (Dividend Growth Investing), just think about dividends as roughly the equivalent of cash flow from your real estate  ... a website called "Seeking Alpha" has a dividend investor group (much like the stock version of bigger pockets) ... you can learn a ton looking around there ... if this strategy appeals to you, then you can also start by researching the "dividend aristocrats" ... 

I did not know those two areas were so appealing at the moment.You are right about the price problem as LA has been getting out of control in my opinion. 

I have decided that I want to do something else with my life and working for myself appeals to me.