I thought I'd add the following update updateThe laws in Houston, TX have recently changed and now require grade beam tie-in of all footings, As a result, it's now much more expensive to set the house on a lot.

You want to set the rules and ensure you have a strong, legal lease. 

Shoot me an email and I can get you more information and set up a meeting for you.

Also under contract on another and set to close in about two weeks.I'm looking to learn more and connect with other investors. 

Also one thing to do is set alerts on valleymls.com (local realty site in the Tennesse Valley)  That way if something that you are interest in comes on the market it will alert you directly.Lastly do you know of any wholesalers in the area? 

I would be happy to provide contact info, or set up a meeting for you if that would be of help to you. 

I have automatic alerts set up on the MLS.  

Set your settings on Redfin to only properties that have been on the market for 30 days plus.

Their core business is setting up systems to handle the things that banks normally do.

Also your vacancy rate is low, you probably want that at around 8% since 1/12 = 8.33% (so you'd have one months rent set aside ever year).