If there is, that's where we get into strategy 2:Horde piles of cash like a dragon on gold and take advantage of people that chose strategy 1 above when there's another bad market.Joking aside, focus less on working less and just be sure that you're making each deal work toward the greater goal - not every deal has to be an out-of-the-ballpark win initially as because you're working towards a longer-term goal than next week or even next year.

And exactly why I don’t want to do Texas unless I come across a gold mine, which isn’t going to happen in my case.  

You are sitting on a gold mine of real estate...

Unless there is an undiscovered gold mine under your property, you'll be able to see if you're close enough or not.

Seems like you struck gold!  

Rule 1 - NO debt, own if you canRule 2- always buy with an exit strategy (one basket that be exchanged if needed)Rule 3- have a mentor or someone more experienced second your opinionRule 4- Keep both upward, and downward economic cycles in mindRule 5-  Be frugal, and be picky ( don't buy just because you can) - timing is everythingRule 6-  Real Estate is the best investment --First choice in terms of long-term benefits with upward or downward economies-  Farmlands, then commercials, then multi-family homes (if the economy is down multi-family homes will do better than commercials)Rule 7- Invest 10 - 15 % in precious metals, like gold, sliver, etc --- 

Read blogs, post questions, and the podcasts are gold!

Read blogs, post questions, and the podcasts are gold!

Currently: Lake Mead Rancheros, Kemo Ranches, Concho Valley, Peacock Mountain Estates (40 acres), Gold Mine Road (120 acres), Sun West Acres, to name a few...Mainly unimproved parcels and done very well!

This is cheap and easy to do but makes a house feel much newer.Same goes for door hardware, if you have that shiny gold stuff, get rid of it, it looks cheap and dated (which in turn makes the house look cheap and dated).