Additionally, many expensive markets simply serve as a safe place for big money to be placed and protected.

I have my first, legitimately strong lead after months of driving for dollars and I'm seeking ideas on how to structure an offer.

As a general rule of thumb, you can buy three MFRs in Plymouth County for the price of one in JP.For specific towns, look at Plymouth, Brockton (west side), Kingston, Marshfield, Wareham, Taunton, Fall River and New Bedford.The big advantage to these locations as opposed to out of state investing is that you can always drive to them and check on condition and whether contracted work is being done properly. 

Of course DFW is a big place...from Cleburne on the SW side to Anna on the NW side might take a couple of hours to drive....so we suggest finding your job first and then deciding where to live.   

If this is your first cash is a very safe way to start.

I could come up with 35k in CASH that i have but that leaves me with nothing and kids :(  Any input on this situation would be GREATLY appreciated.Thanks guys-Tommyphotos https://drive.google.com/drive/folders/1pTbFK0aLvu...https://www.biggerpockets.com/buy_and_hold_results/1044670

Now, I’m paying myself in the lower 5 figure range after product cost, marketing, employees, and reserves.Do I double down and open a new business in the same market, or play it safe and start investing the cash on hand?

Just look at the return that you would make and let that drive your investing decision.

In this market, many wholesalers, agents, and brokers have investment properties sold on the drive home after signing the purchase contract or listing agreement. 

My actual expenses are are about 40% but I measure at 50% just to be safe.