It's the one thing that will deter or accelerate all our projects and i think it's silly that each one of us has spent/will spend so much time locating and vetting lenders.

Account Closed you make some very valid points   Hate to admit it  my wife and I debt this almost daily   It is a slow slow grind to get from nothing to something generated from nothing more then some rentals  it’s a piece of the puzzle I agree  1.

LA is maxed out on affordability and buyers and renters are feeling the strain, can it go higher it seems so rents just keep going up like crazy but sales are slowing and prices will too.Do you want to be a long distance landlordDo you want the freedom to take cash off the table and wait for a dealKeep us posted

Or does it mean that you missed the bus for investing in Houston, and the population growth is likely to slow and regress towards the mean?

You can probably pay less than a sales agent because your income is going to be very stable each month whereas sales agents may get three sales this month and no sales for four months and during a slow year they may only bring in $7,000 in office commissions.Long story short, make some calls and you'll find someone.

My policy is to only hold a property vacant for 7 days (14 if the market is slow).

It seems to me the market is too overpriced and the cost and timelines of contractors would make it too slow and unreliable on the Rehab, but I'd love to hear a counter argument.

Start slow.

New to the website and looking into accelerated mortgage payoff. 

As the cost of electronics goes down, I'm slowing putting in Smart TV's in the master bedrooms of my nicest houses.