There's no rhyme or reason... just be smart and patient.

Be patient, it takes time.

We would rather be patient now with our tenant screening than regret taking a chance on someone with red flags down the road.  

One thing that would make your life easier is to surround yourself with top-notch/experienced resident managers who are patient and good at dealing with people. 

Nonetheless, I'm flexible enough and can use either the value-add or turn-key approach so I'm patiently waiting for a good deal or for one of these sellers to be amenable to concessions. 

Make several offers per day and be patient and consistent.  

For most of you this is probably old hat, but it was a new experience for me.Wires usually go out at the end of the day, and had to be in place by 2pm Central time in my case.Wire MUST match the name on the account exactly, Mine had both my name and wife's name, but only my name on the account being wired to, not good.I was told the wire would "hit" the next day after it was sent and to be patient, the escrow officer told me this about three times, she was making a point to be patient.

Hutto, Pflugerville and Jarrell all have strong deals (1%-2% rents) on newer homes if you are patient.

Oh, I do file as a sole proprietor for my cleaning and multi services business and am very thankful for my tax guy who has been with me for years to file our taxes and to patiently help me along I have long term rental property’s income and expenses that our tax guy places figures where they belong  but now I am entering a different arena and will need to collect money and send to owner minus commission , I think.

Without more info I’d say keep looking at multi-families- there are ones that cash flow with an owner occupant here, just need to chose carefully and be patient.