Fence in the portion of the lawn that will used by tenants, not sure the exact law, but be clear in your listing, that they cannot use the whole property, tbh idk what someone would need more than say a half acre for, unless there’s like hunting on the property or something.

Examine off-market purchases; they may have greater possibilities and less competition than MLS listings.

We have 4 storage hangars and there's still a waiting list. 

If you are wanting advice outside of that, get sound at analyzing deals and finding deals bring it to someone with capital to take it down and throw in the EM for a little skin in the game.What ever you do sit down pick a strategy and write it and your timeline down and make it happen!

In Dallas you can pick up 3bd+ 2ba+ SFH in turnkey rent ready condition for $200-250k all over the metroplex. $100k will get you cash flow positive on two.

I think there will be a lot of unrepresented buyers approaching me on my listings now.

There are specific cities/areas that seem more promising than others (such as Orlando, Jacksonville in FL, and Midland/Odessa, College Station in TX) but I'm finding it hard to pick one market to then resume my search for the right neighborhood and specific property.

As Wayne Brooks said above, anything publicly listed (REOs, HUD, Homepath, etc.) has already been seen by the agents who represent the institutional buyers.If you happen to get one of these under contract for a price below what another investor will pay (unlikely these days), you can definitely still do a double close, assuming there is no resale restriction from the seller.That said, if you have these large institutional investors in your market, you're probably going to want to focus on off-market deals that these guys aren't finding themselves.

They can pick anything from the air from dust to real mold after the door is opened.

@John Underwood Would you just reduce the HUD rent amount by utilities to determine listed rent rate?