@Vijay Kodimala I've considered it myself - as I go to Winstar myself frequently.

I wouldn’t invest in anything below b+ areas as the risk of frequent headaches become higher. 

I am local and deal with permits and zoning fairly frequently.

If you include door-knocking, I can assure you that it works.Here are the issues, as I see them:All sales and marketing, including useing the telephone, are merely media; a substitute for nose-to-nose, toes-to-toes direct to person selling.Strategies like direct response advertising such as mail, requires the recipient to read an envelope or card, perhaps open a letter, make snap decision as to their interest, and respond by calling (offline) or going to a website or squeeze page or similar action.People who are difficult to find (skipped, frequent movers, etc.) are less likely to be reached by mail, let alone respond.

A question I get asked frequently is if it’s beneficial to do a cost segregation study on a single family home.

I assume some would be Ok because there is frequently a crowding issue.

If you can't give it full-time attention, you probably don't want to have to mitigate risk on a frequent basis.Let's assume that instead of holding one great deal with cash and saving to reinvest, that you instead use the same cash to buy 10 deals with 10% down.

Yes, the 'efficiency' / studio & even the 1/1 tend to court the transient - - those that move frequently.

I started a small "group" by intentionally communicating more frequently with a very successful friend. 

Distressed deals do come up quite frequently.