sorry I'm traveling and typing on my iPhone with a slow internet connection.

Listsource recommends Internet Explorer which sucks!

So knowing I invest they asked for my advice on the idea/area.I'm doing my normal internet research, but wanted to get some local first hand knowledge if anyone here on the forums has anything to share.

You know, part of the "let me use some legal trickery to take something from somebody else" shortcut.Seems like that misconception took off on internet message boards, especially over the last ten years. 

I been researching Houston but only in the internet.  

Ideally I would be able to "retire" from my current job in the next 10 years.I came to BiggerPockets by simply searching the internet for real estate forums. 

I have shifted away from the MLS completely (minus my periodical offers on my previous targets) and am now focusing mainly on direct mail and Internet marketing.

The rental income will cover around 10 months of PIT&I and additional expenses ie utilities, internet, phone, cable, water electric or about 80% of my out of pocket costs.

I have two deals, but I can only finance one.First deal: 4-Unit Building for Buy-and-Hold-28,00 down, 188,000 asking price (about 85-90% market value assessed through comps)-owner financed for two years with refi-balloon, owner pays insurance and taxes AND will take ALL of my payments toward principal (28,800 over two years), leaving me with 131200 left on principal after the two year period-property is in a small, clean, safe, and well-to-do 'podunk' town between three of four of this area's biggest cities, allowing less than a 20 minute commute to all of them-the property will likely need few, if any, repairs and cap-ex over the next few years as it was gutted and completely rehabbed 18 months ago-I would be paying ALL utilities and internet access, at least for the first two years prior to my refinance-proforma: After Purchase Rents 3000 Facilities income 100 Gross Operating Income 3100 Taxes 100 Insurance 90 Vacancy @8.33% 250 Maintenance @6% 180 Management @10% 300 Refuge 20 Water / Sewer 100 Cable 150 Gas and Electricity 400 Net Operating Income 1780 Debt Service 600 Cash Flow 1180 During 2yr LeasingRents3000Facilities income100Gross Operating Income3100Taxes0Insurance0Vacancy @8.33%250Maintenance @6%180Management @10%0 (I will manage)Refuge20Water / Sewer100Cable150Gas and Electricity400Net Operating Income2050Debt Service1200Cash Flow780Deal Two: 3/1 for partial rehab and flip OR buy-and-hold-in a family-neighborhood with good schools (where children in the public schools get free college eventually), in the wealthiest and fastest growing of those 3 cities mentioned above-needs a 50% rehab (ALL new appliances, new kitchen, new windows, full cosmetic throughout-has a basement and space for a master bath to make it a 3/2-comps in the area run 80K to 100k-monthly rental price could be 1100-1300-buying it from a wholeseller with whom I could establish a relationship for future benefit-Estimates: Purchase Price 19000 Repair Costs 24000 After Repair Value 90000 Purchase Price % of ARV 21% 6% Agent Commision 5400 Closing costs 1200 Carrying Cost 4mths: tax 580 CC: Utilities 1000 Net Profit 40200

Brandon, you're the Pro at this, so correct me if I'm wrong.My understanding (albeit from internet reading) is that it has to do with the frequency and overall financial strategy of the investor.