I can do this from anywhere, don’t get calls about repairs needing to be done and get double digit returns with 50%+ equity in the properties.

The price is what's causing you to have single digit returns.

That's way too small to have an on-site manager and too big not to have any presence.

So my wife and I were brainstorming thinking about how we want to establish our presence in this market and ran across an interesting predicament.

We are finding more and more investors with our company who understand they can get double digit net returns on almost any investment property, even when buying turn-key - they come to us because their real concern is managing risk & preserving capitol.

We still tend to get double-digit returns.I also invest in properties that would make most sane, rational individuals run screaming for the safe comfort of home.

Where I think a little differently is, tell him your situation, and work out a deal where he makes his unit presentable for high quality digital photos for marketing, and for showings.  

is an issue is when it's a business that requires your physical presence. 

I didn't print it tho, I just use it digitally.

Regarding concerns of Houston itself - we'll continue our due diligence but I'm encouraged by the presence of other prominent economic sectors in Houston as well as its upward population trend.The next question I have is: does anyone have recommendations or referrals for any 1) real estate agents, 2) wholesalers, 3) property managers?