If my client had been using the cheapest lender he could have found, which I typically like to call chop shop internet lenders...he simply would not have gotten the property.Now if it is a less competitive market that is forgiving about lenders screwing up, and will constantly grant extensions to close....maybe having a good lender doesnt matter.  

It's rare but there could be a bank that lends on 10% down depending on the number of doorways you have in your name.You may have luck shopping the deal to a mortgage broker.

I do find it interesting that latino neighborhoods tend to gentrify over african-american neighborhoods (with the exception of Hyde Park). 

I do have a meetup and the next one is May 18th in Plano at the Shops at Legacy.  

I am shopping for insurance and have one quote already from my TK company.

All of these may not be triggers for you and me but it may be triggers for other investors.The strategy you had in place is not working -triggerThere were additional costs that the previous owner did not reveal to you -triggerIf you got ripped off by people -triggerIf you partnered with someone and you do not get along or can't agree on nothing - triggerOne of the big employers in the area filed bankruptcy -triggerOne of the big employers in the area decides to move to another city or state -triggerhome owners association is similar to Hitler's gestapo -triggertenants association is unreasonable and troublesomeIf you see another deal that you like better -triggeryou feel the market is going to change -triggerIf the weather changes and suddenly you find that your area is not the same ie drought or flood or mud slide -trigger Insurance increases because of weather change -triggerfound out that the land is contaminated - triggeryou are tired of dealing with the property -triggertenants not paying rent -triggeryou took on more than you can handle -triggerproperty taxes went up -triggergangs in the neighborhood -triggerfamily issues change your priority and you simply cant handle it no more -triggeryour tax abatement has expired - triggertransportation has discontinued in the area -triggerlegislation to put in a new transportation station has been vetoed or approved -triggerthe team (ex contractors, project managers, etc) you tried to put together doesn't work out- triggerillegal activity found on the premises -triggertenants tell you place is haunted and you know someone died on property -triggerdemonic neighborsabundance of pests -triggersink hole formed - triggercess pool discovered -triggerwater contaminationpopulation changeschools accredation changesschools shut downtenants or their family starts shooting at each other or youwrong type of business sets up shop near your property, or they are too close or your comfort. ie gas station or drug dealer or prostitution or cemetery or factorywhatever does not float your boat -trigger

Is price the main determiner of where you shop?

I have been very actively involved in Los Cabos for 30+ years, was part of the GE Money Mortgages for Americans and Canadians buying homes in the vacation areas of Mexico and have a very good understanding of the perceived risks and how to mitigate them.

Lots of retirement communities and lots of shops, malls, restaurants, close to the ocean, etc.

If you are wanting to invest here and live out of town, I recommend interviewing property managers--they are often a one stop shop bringing you deals, viewing deals on your behalf, managing your property, maintaining it and they are a licensed realtor.