If you are near break even on the investment, it is still a phenomenal investment, because other people are paying it off.Look at it like your 401K - it isn’t cash flowing either - yet we are dutifully tossing money into it month after month.  

I think one place to consider is Sherman/Denison area.Lots of growth coming that way.It's about 45 minutes north of the main DFW Metroplex, but plenty of people commute and there are plenty of demand drivers there.

if you don't have experience don't buy raw land. buy entitled land or partner with an experienced developer. we are working on 4-5 rezoning applications at a time.

There are many local experienced investors

I know that it will never get to that point but I wanted to establish that verbally.Realistically, once I leave it's not like I'm going to be getting rent for that unit anyway so if he's late I won't really consider it the end of the world.Would love to hear people's honest thoughts.Thanks,

Network in your local area and find a mentor even if you can buy in the area you'll gain valuable insights and lessons from experienced investors.When looking for an agent interview them and ask them a lot of questions.

This is a great place to learn and to connect with people so take advantage of all the great resources.

1/ A lot of people are funding deals using hypothecations.2/ More people doing npn's in NY than I expected.3/ There are opportunities to table fund seller finance deals.4/ I suck at ax throwing.

One of my problems is that when I rent it the people move there furniture and stuff in and the property ends up looking worse because of the furniture and clutter.

That translates to a NET LOSS for your 8 unit property, just because 2 people couldn't pay, or the unit sat empty, etc.