Note: depending on alot of different factors.

Virtually all discussions of debt put forth by those advocating no debt fail to include a key factor.

Here we are today, and if those people had spent as much time and energy focused on investing as they did on "preparing for the end," they'd have made a lot of money over the past few years.Nobody knows where the economy is headed, and even economic geniuses can't account for the non-monetary factors that influence national and global markets.

Another factor to consider is you get agents bringing you the best deals when they know they get the back end sale too.

So all other factors being held equal, Texas might be the best bet.

After all, those buyers will take down 5 properties at a time in cash, at full price.They develop and maintain good working relationships with lenders that have expertise in financing investment property.They have business models designed to operate at various pricing tiers.

Work on getting your CPA designation with a Real Estate Focus.

Personally, I'd factor in the cost to put each unit on it's own electric and water meter in my offer to purchase.

In general I have Realtor contracts, they are designed to protect the realtor and do not represent the offer I want to make.

One factor left out so far is income tax deduction implications due to the unit that is below market rent ...