I do take the advice of having a job (well second job, as I am currently employed) that will provide me with extra income, but it is very possible to do a deal or two without a car and I'll just have to prove it.

My concerns are not in places like Houston, or Dallas.I am talking about parks in oil country, where the bigger employers are Oil Services.

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Employers leaving, high crime, etc

I know my employer 401k has limits on the amount of the loan I can take are there loan limits on self directed plans?

I was so "into it" that I registered and started an investment club - the Boise Stock Exchange, where I taught my techniques to others (for free - it was a meetup group).I was met with skepticism from other traders, simply because they had; never traded futures, had heard horror stories about trading futures, knew nothing about how to trade futures, and could not fathom the amount of risk I was taking or the leverage ratio I was employing.  

In our area(s) and experience (which feels more limited as time passes) a rooming house serves a distinct clientele:  a) university students (perhaps a sub-population such as international students); b) work force for a major employer (factory, refinery, mine, hospital) or c) those on the margins (those one step from the streets, the mentally ill {as governments have closed most of the traditional homes and care facilities}, the addicted, etc).  

Every investor's situation is unique, and the mix of available capital of both qualified retirement and non-qualified types, employment type and income, investing expertise, age, and goals will be just a few of the factors that one would need to consider when designing a strategy.A fee based certified financial planner would be the best resource for making strategic decisions.  

The rental market here continues to run along fairly strongly, with military, healthcare, and industrial employment being primary economic drivers.     

I've made my biggest profits from SFR's, both flipping and holding, but I'm not otherwise employed and do all my own work so I have about as much control over things as is possible in this field.