I think your biggest first step should be to change your mental model of yourself and your story.

You don’t have a business model yet or you’d know the answer.

It's great stuff to know that others have had a similar experience.It makes sense to me that something that relies on effectively hedonic modelling but on such localised / thin volumes, would run the risk of this sort of behaviour.Thanks again to all who wrote back!

The nice thing is, they cashflow the day I buy them and when I increase the rents (which I can because that's what I buy - only buildings in areas where I KNOW with 100% certainty the rents are increasing), I create higher cashflow and higher value.This model is what I am doing and it enabled me to deliver double digit returns to my investors and no investor of mine has lost his/her capital with my company.So the model works ;)

That is damn near 3X the income from the traditional IRA and 2X the income from the Roth.SHOW ME HOW YOU CAN DO THAT WITH THE BUY TERM AND INVEST THE DIFFERENCE MODEL. 

We are starting here because we are first creating a process and business model before we do anything else.

At this point I’m trying to put together a game plan and after having read these three books this seems to be the recommended path:   A: get a real estate license,  B: start searching the MLS and other resources for deals, C: start viewing properties and try to assess good deals using J Scotts MPP model, D:make an offer. 

For medium and nicer rental properties my first choice would be Welcome Home Milwaukee (@Matt Maurice) - their flat fee model benefits investors with a little bit higher rents.When you say it's not in a great neighborhood it depends what you mean by that.

That person can hook you up with everything and everyone you need to be successful, including contractors, loan officers, inspectors etc - and consult with you with your strategy, your financial model and identifying the right property. 

What is your financial model?