Buy after 2 years of consistent price declines or when you can get in a highly desirable area with a 6.5%+ yield.  

., very porous soil, while capable of changing the topography, may drain too fast to direct water away as you desire).

If you go to lower price point, less desirable neighborhoods out here you may find houses that have block walls on the interior with no drywall.

Only excellent photos of a bright, attractive and desirable property will grip the attention of prospective tenants.Screen prospective tenants - This is the critical task of the property manager.

I'm glad to hear that my intuition on the desired product over in Springdale was spot on! 

If I were on the other side of town, I might have some peace of mind at least as to my own safety, but I feel like my decisions as a property manager are definitely influenced by that personal desire of self-preservation.

(I think this is where you are) If sales proceeds fall short you bring certified funds check to closing for the shortfall.If you are selling a different property than the one with the HELOC and you get a "check" from the sale of the other property, you deposit your check and then pay off the HELOC if you desire.

It can be done sure, but it's rather unlikely that you'll get a desirable (read appreciating) area and it be on MLS.

Denver), 2.) desire to start now, today, in a very competitive market, or 3.) your CoCROI and IRR return metrics.I struggle with it. 

Those are pretty desirable areas, I think most investors would consider them B+ to A+ in quality and desirability.