Appraisal is the wild card and honestly not many ways around it other then a good agent...and even then can be hard.Catch the wrong appraiser on a bad day at worst your screwed at low price or beat case you challenge it and win...but this still takes time.Remove the appraisal and you have much more control of the situation but lack a lot of the lending options...But 30 day can still be done and is done often (and runs concurrently with inspection so assuming you get past that).

Selling low and buying high never works, same goes with real estate.

but with minimum wages increasing and cost of production increasing, there will be a point where machines will cost less than human, and when that point hits... then yeah all the low income class jobs are going to get replaced by machines. 

I am looking at a property (triplex) in a B- neighborhood with very good schools around and very low crime. 

@David Harley I agree with Heath you are low on your expenses. $812/month for rent in that area also seems a tad bit steep, unless they are extremely nice units.

If this is your first build, you need to think about level of finish on the Sheetrock, paint, lights, floors, underlayment, etc.

I also recommend reading Brandon Turner's book (buying rental properties with no and low money down), and just continue to save as much as possible. 

It’s a light switch type event, on or off.  

PricewaterhouseCoopers and the Urban Land Institute ranked 78 US Real Estate markets for overall prospects in 2019.Dallas-Fort Worth has been named the top real estate market to watch in 2019Why Dallas…Low cost of livingLow cost of doing businessTax efficiency Population growth rate is projected to be more than two times the national average in 2019.Top 10Dallas/Fort Worth, TXBrooklyn, NYRaleigh-Durham, NCOrlando, FLNashville, TNAustin, TXBoston, MADenver, COCharlotte, NCTampa, FLDetail Reporthttps://ulidigitalmarketing.blob.core.windows.net/...

So far the experience level of the people I have met there has been pretty low which I understand that they are there to make contacts and learn (everyone needs to start).