I'm going to start heavily scouting my farm areas next week so I have a better idea of the neighborhoods.

If you are going to invest heavily in one area, developing a relationship with a couple of agents will benefit you greatly, just don't ask them to detail your car and mow your yard.

I looked at it with the maintenance guy (condo) and it had rained pretty heavily the night before and it was still bone dry.

Most people who work without benefit of staff learn some basic Skiptracing techniques, lean on those heavily and sub out the tougher files.

Loading one up too heavily can lead to negative cash-flow.

I justify 5% as settlement costs taking bulk properties which doesn't sound so bad as a discount for taking them all.Usually, there is a dog in the bunch too, I may discount that one heavily hitting on repairs and making it appear that I'm paying a better price on the others, as a compensating factor.Since they are landlords I always explain the tax hit they will take throwing back in depreciation just in case they forgot and then explaining the advantages of seller financing, as this is exempt from Dodd-Frank.Try to work in seller financing, on one or more properties, often you can get the whole package, but if they really need cash you can get your purchase money on one or more properties.

The maps program is developing that area heavily and although you might wait a while to see the appreciation that's where I would place my bets.

It's heavily "asset-based lending"/cashflow. 

However, if I'm actually living there, then the house has to be in a very specific geographic area since I am a single parent working full time relying heavily on family for childcare.

Mostly from the agents that deal heavily with distressed REOs.