The population has been declining there for way too long for me.Chicago has the best cash flows I work with, the Texas cities are always a good bet but their cash flows are a little hindered by higher property taxes but they should still work, Phoenix is a no-go, Atlanta is still good but financing can be tricky unless you have enough cash to make up for a low appraisal (sounds like you do), Charlotte is good, Memphis is good just not my pick, and Indy and KC are always cash flowers but little appreciation potential.If I were to buy tomorrow, it would be Chicago, Atlanta, or the TX cities.

Why, because I bought some Ford stock betting that the taxpayers WILL bail Ford out!

If we fail to do this, you bet your life (and your children’s wallets) that our currency will be worthless.

But, once it passes, you can bet I will take advantage of the additional opportunities it creates through its failure.

Looks to me like you are betting the bottom of the downturn is here.

The Yield Curve between 10 year and 10 year can be interpreted as a precursor to recessions (vertical gray columns) when the blue line crosses over horizontal line. 

Starting out your best bet would be to attend local REIAs, network and get to meet investors.

I would suggest homeadvisor.com or another website where you can type in the scope of work by zipcode to get an estimate on pricing if you really don't have any contacts but your best bet is to actually ask investors in your area or local REIA what things cost. 

Don't assume it'll always be the credit unions that come out on top, they switch back and forth depending on which depository institution needs to beef up their "assets" column in a given month or quarter.... next month it'll be the local banks that come out on top, and then in six months the big box banks, and a year from now the credit unions will be back on top, etc.If someone only has the energy to aggressively shop for half of their mortgages, the HELOC half will be the best bang for your buck hands down.

Submetering is probably your best bet if it’s worth it financially.