It's certainly enough data to point you in the right direction.Otherwise, here's an article I published on the fastest growing economies in the nation, and many of these places are quite affordable and good places to start (Cincinnati, Columbus, Oklahoma City, etc).13 Real Estate Hot Spots You Won’t Want to Miss Next YearI hope my perspective helped.

Values have retreated, but I think the overall market is still quite strong; stronger than I predicted.  

Not quite.

someone with poor credit and very little money is not going to be able to rehab the home to a point that they can refinance it.. they will quit before that happens or just live in it under those conditions..

I quit Reddit because of downvotes.

It would involve putting an external staircase on the side of the house and making the second bathroom into a full bath.

I am finding very few listings in Garland specifically and not sure if it has to do with the area being underserved or perhaps not quite the right area for Mid term rentals. 

To make a long story short, i am told there are quite a few complexities and fees that make it only practical at scale.

I have found a deal and am ready to pitch an investor, just not quite sure how to organize it. 

Quote from @Carlos Ptriawan: while S&P is performing way better, single home appreciation is doing good, so they're quite resilient even during recession.