But there is a larger risk factor associated with solely relying upon your profits coming from appreciation rather than solely cash flow or a blend of cash flow & appreciation. 

Hello LelandThe first thing you can do is to join a local REIA (Real Estate Investor Association) in your city.

There are no pre payment penalties associated with my lender.My main goal is obtain rental properties to have consistent cash flow but not sure what direction to take to obtain such properties being that I’m just getting my feet wet.

There are some good perks associated with their Pro program. 

If the seller is an owner occupant, he may have an LTV much higher than any investor can obtainThe main benefits to a seller is that the transaction is quicker than a buyer obtaining new financing, and that he may get a higher price because the buyer does not have fees associated with obtaining a new loan and the buyer may pay more for greater leverage or pay more if he can’t qualify for a loanThe downside to both is primarily that the buyers equity can be wiped out if the note holder accelerates the note, further the seller now has liability on a note secured by a property he does not own.

I have just entered my 90-day window to head back to the beautiful state of Texas.

Looking forward to the knowledge I know is headed my way............Merry X-MAS

@Kamran Rahman Associations are typically responsible for everything behind the drywall which includes insulation and the studs.

When loosing the roof over your head is at stake people find a way to figure out minor details like this language barrier.Also as a side note as I said I have rented to people who speak English & people who don't.

Leavenworth, WA and South Lake Tahoe, CA are two I know of off the top of my head.