If it cash flows, and you decide to self manage to make it cash flow more, that's great, but if it doesn't cash flow without you it's probably not a deal.Option 3: Same opinion as option 2.Option 4: I like this one, but refer to option 1 about doing plenty of research and not putting all eggs in 1 basket.Option 5: (You missed this one so I figured I'd throw it in for good measure) Real estate notes, probably not in the Bay Area (though possibly if you got lucky)  You can pick a market not so inflated that still looks solid for appreciation and population growth and fund a fix and flip buy or possibly a builder (both shorter term hopefully) or a fix and flip to owner finance guy like me for a longer term safer returns. 

The money is cheap right now, especially if you can lock it in at a 30 year fixed rate, which is why I'm increasing my leverage now. 

Cheap rates, weekends, holidays."

Find out what they require of their new agents and how much it costs to obtain and maintain this license and assess whether or not these costs justify whatever you have intended in your full or part-time real estate career.The process isn't cheap by any means, but you can minimize costs depending on where you decide to hang the license. 

There are also cheap websites like Rocket Lawyer.No legal advice given.     

But as for neighborhoods you might could find a sfh under $150k to rent out profitably, I have recommendations.Argyle Forest - lots of 80s and 90s construction sfh and townhomes, so these properties generally just need small renovationsLakeshore - 1940s homes, values rising, inside an "Economic Opportunity Zone" so some extra tax benefits to investing hereSouth Riverside and Lakewood - mixed bag of 1920s and 1950s homes, adjacent to some very nice neighborhoodsArlington - large area with multiple sub-neighborhoods within, mostly mid-century homes, more cheap listings but not as nice of an areaAnyway I hope that helps.

Cheap as dirt is a funny saying because while its relatively cheap It's not to uncommon for a tandem axle dump truck to cost $400-600/load to move dirt.

They won't be cheap, but if you do have a slip and fall claim, you'll be glad you paid a little more.Incidentally, if you're getting proof of insurance from a snow removal company I've been told you don't just want to see a general certificate of liability insurance but a specific "snow removal completed operations" certificate.

Been asked on BP a million times...... quick raise to market or slow raise....no "right" answer....Its a balance..... big rapid jump often induces turnover...... and turnover costs $$ in the short term (rehab cost vacancy etc) but cant pay off in the long run..... getting to market faster recoups that expense for the rehab and vacancy etcSlow, smaller increase keep the tenant and reduced the short term expenses but doesn't maximize the return over the long haul necessarily......As stated before....make sure you are comparing apples to apples..... a lot of new landlords think their old beat up place will rent for the same as the nice new places just because its the same bedroom/bath/sq footage as the ones they looked up......Do they math.... if you can rehab it cheap and quick and jump up a lot to market, then you make you $$ back fast...... but don't fool yourself into thinking that always happens

They and their Realtor tell me it's a $150k renovation job based on rolling the dice or throwing darts at a dart board, or whatever it is people do to come up with these whimsical numbers.