In 5 years, there is a possibility that the property will be worth much more...and to be locked in at a price for that long with that Tiny down payment does NOT seem attractive at all.I am extremely open to your IDEAS/Suggestions/ADVICE.

From what I know so far, Tokyo apartments can produce very attractive cash flows (in exchange for negligible appreciation).

Click here to check out the cities. http://www.bloomberg.com/graphics/2015-stem-jobs/

Besides for the obvious pricing implications in certain places it also speaks to the attractiveness of renting for many end renters who lets face it are the end users of the products for buy and hold types. 

So, we need to learn how to empathise with and attract people looking to join an investor's team: attorneys, accountants, title agents, RE agents and brokers, etc.To your original point, "gurus" don't outright lie - they do, however, tell less than the entire truth.No money down?

If you're correct in that the second house is likely to attract families, and the first house will be more likely to attract single military guys, which type of tenant would offer less turnover?

I.e. if you want to attract college tenants, you would put up flyers on campus; if you want someone from the big business in town, find someone that works there and have them put up a classified on the company intranet.

Redford seems great for getting good deals for rentals but I have flipped the two properties I bought in Livonia as there is great money to be had because of the school system, low crime and city services that buyers are attracted to.

I also suggest you check out at least one of the national lien teachers and buy training that attracts you.  

You guessed it, people realize that they missed the "window" and start lowering prices.I would say when to buy depends on the type of property you are buying and the type of tenants you want to attract.