TX for instance has some of the highest property taxes and insurance rates in the nation but markets like Dallas and Austin also have very strong economies so there's a trade off.

In this instance, should the same Dodd Frank qualifications for the home owner apply?

I wouldn't pay $2400 to get $10k, for instance.  

I've done some marketing where the sellers didn't contact me until 5-6 months after receiving our mailer and have heard of instances of others getting deals like a year or more after sending direct mail.I would also add that it's not really about the sheer number of responses that you're getting but more about the quality of the responses that matters.  

- What benefits do you feel you now have as an investor who is also an agent (Access to the MLS for instance). - Any other thoughts, pros, cons, etc. 

Can you really live off of cashflow from rental properties ...example property at 123 main st is a 4 plex and its 100 percent occupied with tenants paying equally 750 so it generates 36K a yr but when you factor in mortgage payments prop management fees , taxes , insurance and utilities which I wouldn't pay but some landlords do also any maintenance that arises after all of this the cashflow isn't really their right like for instance say I had 50 K saved up and I found a duplex for 50K and I buy it out right so no mortgage payment both sides lease out for 850 so it generates 20K a yr but after the same expenses except mortgage payment which is the biggest debt payment the cashflow is kind of destroyed so my question is would it be better to save your money up and go and put money down on a 20 unit apartment building or buy something out right thanks.

For instance...

I'm sure I'm not the first, has anyone had experience salvaging the tenant relationship in this instance?

But how often does, for instance, an apartment get painted given the fact there it's a long standing tenant.

It seems the park owners and managers keep a very tight reign on their park operations around here.That said, I know of one instance wherein the local guru teachers flipped one in San Marcos and I suspect they've done others as well.