People that buy from the heart and pay retail at the top of a market are apparently out there driving all of this... as long as you're not one of them you'll be good!

So I am looking for a Area or suburb next to the city even if it is a 45 min drive, that has low crime, decent schools and a possibility to buy a house for 100K.

Passed it driving through the neighborhood.

My business partner and I have come to the point where we need to create an LLC to flip properties. Any original or creative names? We live in Dallas, TX.

I like knowing the general area, local news keeps me generally informed at a high level (much more so than buying say 3 or 4 states away and honestly, I like driving by 3 or 4 times a year.

We'll see if that goes anywhere.My back up plan is the same as my primary plan: keep buying property in markets that have a diverse economic base, in an underserved market (i.e. upper end of low income/bottom end of middle income rentals, small commercial properties), for around 70%-80% of what I could sell it for today, and using the 2% rule of rent to purchase price ratio to ensure there is plenty of cash flow where I can handle vacancies, maintenance, capital expenditures, and still cash flow positive.Cars crash far more often than markets, but you still drive, right?

Frankly speaking we just don't have the population dynamics or the geographic constraints that it would take to produce a true PoP investment strategy like you can find in Tier 1 metros or quickly growing 2nd and 3rd tier metros with geographic barriers.To illustrate this, I would recommend driving down each street between NW 10th and NW30th, from May to Classen and back. 

., driving for dollars, direct mail to property owners, etc.. 

I know that I’m in the drivers seat but not sure how to drive this boat any suggestions?

Driving around looking for buildings is a great method as well as local brokers.