And I can see what you and @Theresa Harris are saying, the houses are being swapped with people wanting their chance at living near a big city, I guess I just don't see it as a sustainable trend.

If you have a friend willing to loan you $200K and doesn't care if they lose money in the deal or you have a background that suggests you've got a higher chance of success than someone with absolutely no experience in real estate then fine.If not, most starting out have a hard time finding private lenders and don't have the time to wait on a bank loan or don't qualify for a smaller down payment.

I've sold $150M+ & there is a zero 0% chance you'll catch me driving buyers around town.

If I send a 1000 letters it would cost 500.00And with an open rate 2% it would bring me 20 leads.Typically your chances get better after re targeting the leads that didn’t call or send a letter back.

I hear you bro about no hoa fees = higher buying power, but I'm torn about it because like you mentioned before being an out-of-state owner, it good to know the maintenance is taken care of and especially if the property is vacant there's less of a chance of squatters. 

@Andy PatelAny chance you ever found a contact with information on this?

Look at the job growth, population growth and super low inventory... there's a really good chance for appreciation.Don't plan on just appreciation, but it sure can build a lot of damn wealth!

When I had a client, I didnt get the chance to ask my client about it if it's fine to tell those people am calling to answer them honestly where am calling from.

If it was put in before 1996, chances are that it will need to be replaced at minimum or at least upgraded when you add on to existing or build a new building on the property.

Any chance you know of a good service that I can get a second phone number on that accepts voicemail?