I fear there are going to be many a broken hearts and lighter wallets following that advice.I could write a glowing book on this stuff but its not reality for beginners at all in my mind. your statement above is solid gold. !!!

I personally really loved that marked of Lufkin after learning about it, researching etc.  

I am also open to the idea of researching out of state markets. 

I would also take some time to read the BP Ultimate Beginner's Guide, I found it very helpful when I was just starting to research real estate investing.

The only places I will be able to afford are way out in the suburbs, unless I strike gold. 

I'm looking for properties in Chelsea, MA and Everett, MA and have been researching via the Assessor's Database, however, there are a number of use descriptions I've never heard of and can't seem to figure out.

I did a quick research and it seems many people are doing it and there isn't anything wrong ethically or legally, so is there something wrong in subletting for profits that I'm missing?

I would do research on the population and the expected tourist statistics. 

Gaining some insight from a Memphian with knowledge of the industry and to hear about your personal experiences in residential real estate would be incredibly helpful for my research paper.

I have been doing a lot of reading, researching, and watching webinars.