@Twana McGrady I would highly highly recommend the book - How to Invest with no and low money down - by Brandon Turner.

To me, poor tenants in "war zones" are too risky and A class properties have too little reward due to the low risk. 

I read plenty of "Bigger Pockets"  more specifically "THE BOOK ON INVESTING IN REAL ESTATE WITH NO (AND LOW) MONEY DOWN".

However, everything you say regarding potential and likely low cost renovations to flip and sell to less experience sellers is certainly true.

78724 has been a low income area of town for a long time, but has started to transition.

The lending officer said “ we aren’t in business to fund slumlords sir ”  in lower income areas and on lower income properties banks have low limits and very stingy on lending .

We can plan on it very low key while presenting details about dissecting deals, how to fund deals, and this will serve as a great tool for networking. 

Hi all,Was hoping to get perspectives / hear stories on how others approached the possibility of selling RE assets and using the proceeds to paydown debt on other properties.Here is what I see as potential +’s and -‘s:+ increase cash flow by removing mortgages (so more passive income)+ opportunity to sell underperforming assets- less assets under management (so less potential equity appreciation)- taxable gains (will not redeploy into RE as my sense is we are near the top of the market)- 30 year fixed mortgages in place at low 4-handle rates (based on simple bond math, the value of my liability is shrinking on a relative basis as rates rise)Other facts relevant to my situation:* RE is but just one asset in my portfolio (and I’m fine with that); cash flow and appreciation are great, but I’m looking at the asset class as more of a long term hedge against inflation * not looking to leave my day job and / or replace W-2 income entirely with passive income * don’t need the cash flows from RE; again, I see the asset as a levered inflation-hedging play

We look at it like a potential buyer, not an investor who sometimes banks on the property selling toward the range of the higher comps.We don't "send you how to books and tapes" We have a trained staff to help you work on your business- a deal desk that you can call to review any property you have under contract, a compliance team to review risk factors, construction project managers that will vet your contractor bids - in addition to the resources that help you learn THIS SPECIFIC way of evaluating deals- finding the types of properties that do qualify for low or no cash to close.

So I think your vacancy of 3% is low.