.),  Sewage is usually a multiplier of the water usage.  

Depending on how bearish or bullish you feel about oil over the next 5 years, I think that will determine whether Texas continues to see large, dramatic growth, or slower, consistent growth. 

Just be consistent and mail to your list many times (as @Claire Trammell says) over, say 5 to 8.  

My dad bought a house in a C+ neighborhood and has had to re-tenant it multiple times because of tenants consistently paying late or not paying at all and leaving in a few months.

The one thing I'd avoid is hiring an individual  agent who does property management as a "side business" when sales are down and business is slow - the issue here is these agents don't have a support system or consistent method for handling problems and your property business suffers.

I consistently see deals go by that I cannot take advantage of--I just can't buy them all right now.  

Capital with that pricing is likely to stay active continuously due to the demand, and the investors net interest would actually increase because the consistent deal flow will minimize downtime.Not to mention that at those rates they can be selective and only loan to the best borrowers.

Chris I think you have to figure out which part of the business are you good at and focus on that.To me flipping, wholesaling or whatever you label it consists of the following areas:1.

No, but I can do my little part to affect change & profit while doing it.I also like the idea that I can make the cash flow multiply in short order by reinvesting in additional lower cost properties.

Hey Everyone, In the past year I have mailed yellow letters and postcards but was not successful (a few calls but no deals) because of the lack of consistency with the mailing.