There can occasionally be some cash flowing properties in the pine hills area, although many of those homes do not meet the 2% or the 50% rules preached on BiggerPockets.Regardless there are some opportunities for duplex investing in Albany.

Buy and hold (maybe the occasional flip for fast cash), cash flow investing.

I do some fix and flips, work as a broker and manage agents, occasionally take on listings or find property for family and friends, coach, and wholesale.

At some point, it make sense for you to consider getting your agent's license ($1,200 up front and $100/mth), to have full MLS access and ability to inspect properties, control deals, bid low on HUD properties, and earn an occasional commission.

Though I try to stay in the top 4 counties (Tarrant, Dallas, Collin, Denton) we occasionally go to Johnson and Ellis county as well.

You can buy HUD keys online, but they do change them occasionally and use different keys than they used to.

I used MAS 90 accounting software in the mortgage business, it's updated now, but you probably don't want to buy that to figure an occasional loan payment. 

If I can figure out how to manage them with a little more ease while flipping occasionally, that might be the right solution.Andy,Thanks a bunch for responding.

Occasionally had some late charges but very few.

I do get emails from them occasionally, but they're clearly properties that they can't sell with one phone call to their best buyers.