I'm going to need to install a commercial septic in Austin ETJ as well and the estimates I'm getting are significantly higher.

I house hacked my first home I purchased and it really set the tone for my investing career. 

This is something you are going to need to know regardless. 

I'd leave the message a little more open ended, and more warm toned than just "Hi, I want to buy your house."

I'm sure you could identify some better areas by doing research, but them implementing the flip from afar, or going to the location will also add cost, so you're going to need to build that all in.

So far with Ocwen I have called 38 times, 7 of those have been productive conversations, the rest have been agents that didn't have the answers I wanted, endless times on hold or being transferred to the Dial Tone Department.Update on WaMu, I called this morning and found that we have been assigned to a negotiator and I got her name and ext.

If you have enough cash you can find complexes that bring in $50,000 a month but your going to need a lot of cash to get one of those.  

They are going to need to start playing even nicer with agents to continue their business.

A $5,000 house is going to need a lot off work.The wolf investor expects to have difficulty finding a good contractor, knows it will cost more than budgeted and will take longer so they plan accordingly.

Focus on being an Investor not a Landlord.Do the math here… with 300 dollars per property (2 months of work to buy a turnkey rental) you are going to need 20-40 of these to replace your income.