@GregsRe: Internet access Wifi "child porn" actually happened  my sister-in-law she owned and lived in her 4 plex she offered free internet Wifi to her tenants, they had the sign on code,, they passed it on... to somebody...that guy didn't live there but used their wifi account and was a pervert.So mean while,, everybody in the 4 plex had the cops in each unit, they took all hard drives, laptops, even digital cameras as part of investigation. and it was a huge mess.

I have ~$50k in cash, a 710 FICO and the drive to figure it out (I know its not much, but I also know that its better than nothing).

Drive for dollars and write yellow letters.

Try to get a niche market to start off with within an hour or so drive.  

I am really interested in bringing a driving range to the Rogers-Bentonville area because I am an avid golfer and I'm down in Arkansas a lot already and there is never any where to hit golf balls at besides country clubs.

If you're willing to drive a little further you can get great deals in Orange Park for buy and holds $100K and less with great returns. 

Maybe the school zone drives the area up from a B to a B+.

I am driving from LA to Surprise in the second week of June to meet with them in person. 

My work is in Foxboro and I'm looking for a 30-35 mins drive.

Here is my list, some of them are in line with the others like @Dustin Kircher and @Mike Dymski1) Let's me know as soon as something good hits the market (depends on the investor)2) Ability to do a bit of quick calculations and uses common sense as far as returns3) Willing to blow a lot of time scouting with me / patient (I'm sure this is why some agents hate investors)4) Not trying to sales talk (I really do not like retail residential agents, their mindsets and email blasts tend to drive me nuts. haha *sigh* )