., so basically, an 8-9% return before tax, and a forced 35% equity gain?

This gets weird because now you're forcing them to speak to a pre-recorded message the minute they answer the phone which would instantly irritate most people.How do you break through that barrier? 

If you are going to strictly focus on the military then you will want to invest near and around the military bases like Eglin Air Force Base, Hurlburt Field and Duke Field.

With creative financing and a seller with the proper motivations you could buy a property for 20k, 10k or nothing down at all and wind up only paying money to the seller after you've flipped the property for a profit,  or refinance based on an appraisal after you've done forced appreciation.

Or you take the risk of sitting on the property much longer which we all know is a huge negative to you and perception in the market about the property and that will drive offers down or force you to lower your price to get more qualified offers.We're about to put our residence on the market valued at $460K with 100% equity and all we need to do  and is what I would do on any property I sold is make sure the paint is great and clean on every wall, paint the baseboards and door casings and if the carpet is in good shape, have them professionally cleaned.

Even if per the contract you are due it they can be very difficult in trying to get it back and sometimes force you to go to court if the EM provision is worded a certain way.If you no longer want to buy this property and want to get out of it or want to buy if the seller reduces you really need to know what you signed and what your outs are before making such a move.

If their properties did not cash flow they may have been forced to sell out at huge losses or walk away with their credit in shambles.

Most of my tenants are 50+ and on a fixed budget or retirement funds, very easy to manage and happy to be there.The Yucca valley market has some very favorable returns but one thing coming down the pipeline that is going to be a cash flow killer is the sewer infrastructure and the deal that was forced upon Yucca Valley by the State Water Board.  

I chalked it up to not having an agent list the house, but now I have a buddy doing one with a "top" agent, and I don't think they have even given a single tour.Major employers/economic drivers are a university and an air force base, so lots of people who are here for a few years, but may leave and not want to buy.

People tend to gravitate towards something for nothing.