Personally, I think my back adjustment caused the ringing, but on the bright side, I no longer have lower back pain!

In Canada, if you lived in the property, you adjust for it when selling depending on how you claimed the rental on your annual taxes (ie depreciation or just rent).

For example, if we agree on a purchase price of $100k for a NPN and there are $5000 in delinquent property taxes, we show the seller back up that the taxes are owed, we adjust our purchase agreement to reflect the proper purchase price, and we pay $95k.

Unless you are very comfortable with the major economic drivers and local/regional political climate (tax law, tenant rights...) of the market you're considering putting money into, it's always best to start by finding someone, as they say, with "boots on the ground" who really understands where things are and why.

I heard from the other investors that garland area is one of the good area to concentrate. what are some of the things I have to keep in mind about the garland location from geography, climate , security perceptive.

A CoC ROI in the mid teens or better, with traditional financing, 25% down.Make sure you adjust your debt service numbers, they'll likely be $100-150/month higher than what you used.

Not to mention the more favorable business climate being offered elsewhere.One of the reasons I decided to invest out of state is because of the massive fluctuations in home prices here.

But keep in mind, you will have resident turnover, so those numbers will need to be adjusted down for that. 

Debatable, IMHO, but not unreasonable.However, @Bill Brandt had a different suggestion: adjust the lease amount.

If your property is slightly nicer than those around it and you are asking for mid-range rent, you do not need to adjust your rent.