If you are looking to grow and get into REI in a big way, aren't afraid of a bit of risk, want to be actively involved and don't mind getting your hands dirty, I would encourage you to buy multi-families in C/D areas. 

I am active investor in SW and west Fort Worth.  

I am actively seeking new deals on rental units - preferably multi-family - however it seems like every time I work with my realtor on the MLS deals get snatched up or too much competition out there (at least in the Dallas TX area).

Anyone active on this thread that I can take out for coffee to have a chat?

if those are lots in a major metro area with a ton of new construction and infill.like Portland or Charleston or charlotte or other really really hot markets.. this would be as simple as sending it to local builders which are the ONLY buyers.if its rural not much activity it takes a lot of time sometimes years to sell vacant land.and given the fact that there is a pressing family need..

Generally, it is a good idea to avoid criminals, even former criminals.  

We wouldn’t be actively involved.

I am all about cash flow and don't pay any attention to potential for appreciation unless its an active value add purchase where I am doing a substantial rehab.

Every agent represent his/her client and do what's in the clients best interest.If another offer was coming, there is high chance that the seller has seen your offer but doesn't want to answer even with risk of your withdrawal I submitted a full price offer with financing and the listing agent told me on the phone she's out of town celebrating her birthday ;)I knew right away that another offer is coming.Sure enough, on Monday I've got request of "highest and best".Leveraging by my offer, she sold her listing to another agents buyer for cash and higher than asking price.If the agent knew that price is to sell, she doesn't have to accept your offer right away.....it's in her client best interest to wait - she knows what kind of activity there is on the listing....if there were like 10-12 showings in the first day, no way she'd advice her client to accept the first offer - she knows the listing will be sold higher than asking price.Comissions has nothing to do with that - it's literally few dollars for the difference in price.

@John JonesAre you looking to be an active investor (aware you creating a job for yourself) or a passive investor?