We have watched several of our clients become full time, very well off investors purely from being consistently active in the market.

If we knew we could get her into one of the good charter schools (lottery system, so pure chance to get in I guess), we might just look at a simple SFH and stay there until we die or downsize later in life.

Inventory stays forever on the market in smaller markets and if you're going the HML route, the interest costs will eat into your profits in no time.Don't view a market as expensive or cheap purely based on the average price of a property.

I am hoping to find a purely cosmetic flip but am I not sure how much type to budget for one.

So far Ohio, Indiana and kentucky  seem like they may worth taking a closer look at ( a purely numeric observation). 

This will allow you to get a FHA 3.5% down payment loan. of course, this would require you to live in the building, if that isn't something you are willing to do you will likely need a 25% down payment for a pure investment property, in which case you are likely going to have to look out of sate, as $20K isn't going to get you 25% down on anything near you.

This is purely speculation on my part because I see a ton of investors from Texas going out to Midwest markets like Cleveland, Toledo, Indy, Kansas city etc to get better pricing.Perhaps Texas investors can weigh in on that market.Also if that market does have those prices follow up question; why are you guys from Dallas & Austin coming all the way to the midwest when you've got San Antonio right next door? 

He'll be giving us an overview of the state of the Missoula market, as well as answer any questions you have.There will be no attempts to sell you anything, this is purely a way to help build the Missoula investor community.

Keep family out and focus on pure ROI for an investment property only  duplex?

I am sure his security deposit will be used up on junk and trash removal, cleaning, fixing everything he broke.2) Among the things he left behind were a huge nitrous oxide tank in the bedroom closet and six boxes totaling literally thousands of steel cartridges that say "ultra pure" on them.