My understanding is DC is not worth doing.

I do understand that it depends on my markets and other factors but would like having some benchmark to help decide a good or great deal from a bad one.Also, to get to the $3k cash flow, how big a house would it require?  

I was exploring San Antonio recently and trying to understand that market more as compared to Dallas Fort Worth where I see reduction in monthly cash flow and depleting overall returns as of now (tons of rental inventory there)

If you are looking at single family, there are still many places but understand they most likely are cash flow plays not appreciation plays.

Shawn, from what I’m understanding you explain, it seems like you want a low price point with decent cash flow.If you’re looking in Utah, you might want to consider other markets for this buy-box.For my clients that are looking to invest in the wasatch front I’m constantly trying to help set realistic expectations for them.You won’t find much cash flow unless you’re putting a sizable down payment down, house hacking and waiting for rents to increase, using creative finance, or using another rental strategy like mid term rentals or rent by the room.On the flip side of this, Utah has one of the strongest economies, youngest demographics, and most educated population in the country.

Your investor-friendly real estate agent should be able to help you with understanding where comps are so that you have a target to work toward. 

So I understand the basics of direct mail campaigns but my problem is knowing what to do when someone actually calls back!

My understanding of a self-directed retirement account, though, will make it so that the income from the rental will have to go back into the account and we cannot use it as passive income for our normal personal expenses.  

Saving around 10,000 would take me twos so if I'm able to get by with a lower down payment I will gladly do so..I understand  concerns that the lower the down payment  the bigger your mortgage and that banks offering low money down loans partly caused the recession....

I don't want to cause any family feuding that may lead to the use of authorities; I understand that may be necessary here.Thanks for reading!