Tons of opportunity just on the outer edge of those neighborhoods still. 

Unfortunately, there is no short cut if you are to research title - and real comps on each house.

There's definitely a cut off point where you just don't want to play in.

He has also cut my rates because he feels like he's making more than me.  

It is like cutting open a wound that is trying very hard to heal.

We attend the christening or first birthday party if invited.We give gift cards for the Holidays.We help decorate for the Holidays and contribute to community potlucks/BBQs (at our 8-plex).We have a "make it your own home" policy, whereby we give approval for a reasonable modification to the property, such as painting a room, changing out a light fixture, etc.We prepare a "move-in packet" which includes information to orient them to the property (property rules, utility contact information, change of address form, our contact information, etc. ) and also information about the neighborhood, such as a walking/trail map of the local area, chamber of commerce welcome information, a list of nearby amenities (including medical, shopping, restaurants, schools, parks), menus for local pizza delivery services, coupons for local businesses, etc.We prepare a "move-in gift" which consists of a bucket of our favorite cleaning supplies and a reusable shopping bag with starter supplies of paper products, a "Zip-It" hair snare for clearing sink drains, a toilet plunger, a cutting board, approved hanging devices (picture hooks), a door mat and a shoe tray.We supply light bulbs for all permanent light fixtures for the duration of the tenancy, including specialty bulbs for appliances and chandeliers.

We do use our own contractors for maintenance and repairs but they are involved in managing that work and they cut the checks to the contractors for us.

i am using all of my own cash so there are no lending fees or anything 110k --> 130k resale.its only a 20k spread but if i use my own cash it cuts down a lot on the lending fees. 

If they cant afford the annual taxes, if they are tired of cutting the grass, if they just need money, etc.  

I have actually just cut grooves with a diamond  blade around the basement parameter to create the channel.