I think if I ever invest further than I can drive, I will be sure to visit the area and talk with neighbors and store owners in the area.

So you can't buy a 200k home and rent it for 1,600.. investors buy and large will skip over those as not enough cash flow.... even though you could today go into Madison MS.. and right into the neighborhood I am invested in and buy my home from me for 190k that rents for 1600.. and have a great rental.. but investors don't look for those... the bread and butter of turn key is usually the investor who wants to put that 20 to 30k down and if they have a hundred or two hundred grand liquid the want to buy 4 to 8 of them.. and that moves them squarely back into the B C class as opposed to what our new construction is which is A class.

Don't forget you have to store it somewhere (HOA rules, etc.).

Call a few local, mom and pop hardware stores to see if they'll replace the glass from the window pane.

Where do you store 11 houses worth of furniture?

So with his dream crushed, he ended up working for a food manufacturer, setting up displays in grocery stores.  

Because it has full equity, the same investor will accept a 9% return because they know they can get their money back if the note defaults and they have to foreclose, so seller can liquidate the note at par. 

They all cash flowed and of course he rode the appreciation wave from 2011 until 2016, but has since liquidated ALL properties and did 10-31 exchanges into larger apartment units OUT OF STATE.

We will use that as the down payment on the apartment complex and over the next 180 days liquidate as many of the single family residences as we can deferring the tax into the apartment complex.

I scoured my local stores for any good real estate books to no avail so figured I'd check here (moderator if this is not allowed feel free to let me know and I will take it down!!).