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You can use homes.com and view house listings for sale nationwide

Newhomes.com for new home listings for sale nationwide.

Its free, you dont need to sign up or pay or anything either.

Or contact realtors in the area you are interested in, most will want your business if you are serious and email you MLS listings for that particular zipcode and/or city. Easy way to check out comps from home.

Sure where are you located I played a lot in school and in clubs.

Do you have a league?

Whats the rent range on SFH's in the 110K-$150K range with 3 bed, 2 bath.

I have been interested in Charlotte, but as noobdog1 mentioned the appreciations seems stagnant, yet there seems to be a lot of continuous activity.

I agree with Ryan Webber and Wade. Out of state is the way to go. In fact you can take the profit and find a home and pay cash for it free and clear and enjoy a nice chunk of positive cash flow every month for the rest of your natural life (as long as tenant is in place). If none, no matter, its free and clear.

Or you can do a cash out refi, and buy something cash or buy a few properties lets say putting 10-20% down if you have too (out of state though). Hold your rental until the market hits a up swing cycle which it will again in a few more years.

Also keep in mind you are not losing money every month, you said you are a tad above break even which is good.

I live in SO CAL and invest frequently out of state so you know.

You have several good options

Most if not all major metro cities are growing including the areas around them (within logical commuting range). I am sure you can run a search on the internet and find out the growth for the past 5 years or so. I know a lot of car companies are building and opening plants in and around Memphis (such as Nissan) bringing a lot of jobs which = influx of more houses being built and new people to buy or rent a place to live.

If you have timber on the land you can also talk to a timber company to have them come in and clear the timber on your land for a fee. You can easily make tens of thousands of dollars, the only work is doing some paperwork. Just be careful as a lot of companies will offer you a price and put a much lower price in the contract they send you, thinking that you will not read it carefully. Either make up the contract yourself or consult legal advice to make sure the deal is right for you.

IMO if the family is not hurting for money, might as well hold on to the land and see what happens over the next few years. A builder may need your land and offer you the equivalent of hitting the lottery. Who knows, its been happening here in California for several years now in places people never ever thought would useful land.

If she is financing it in her name, most of the risk is on her such as if the project does not work out and its not profitable, she is only responsible for the loan. Basically she will add you to the deed, after the property closes, however you have to stay on top of this if you proceed, and have some legal agreement set forth too. Consult legal advise.

Assuming she is an investor w/ some properties already and this property is inexpensive, she is probably getting a zero down loan. If she asks you for money for a down payment that would not seem right.

She may ask you for some money if you need to remodel it, however you both should have a detailed plan listing what you are estimating you both will have to spend to get the house into the shape necessary to sell at a profit.

Its a tough call as you only known her 3 months I assume. Sometimes people are so excited they see the younger generations and want to talk and show them how they are becoming financially independent. Sometimes people have a good heart, however just be really cautious so you do not get screwed over since you do not really know this persons overall history.

I use $100 per month for homeowners insurance (for rentals), as an average on a single family home. Its best to estimate high to be safe when calculating. It just depends on the state you are buying in, some insurance companies in different states charge some high rates if its not owner occupied. Some are pretty inexpensive and might be $400-$600 a year.

Check with the current owner and see if they have a current lease agreement with the tenant and when that expires. That is when the tenant can possibly re sign or get up and leave and you have to get another tenant in place. Always have 6 months in reserve cash for this property. Some people will say 3, believe me, have 6 months just in case. If you are like me and have investments in other states, sometimes you will experience a "loser" property management company that will not do a good job or sometimes not do anything at all on your behalf. All part of the risks in this game.

I applaud you for having the desire to invest and be smart about your money at such a young age rather than wasting it on going out, cars, and other lusts that will not make you money.

You do need to try to start establishing some credit. Possibly apply for a credit card and use it a few times every month, just have discipline and do not go charge happy. Or if you need a car buy a inexpensive used car and finance it. You will have higher interest rates but get something cheap you can pay off quickly, this will probablyy help the most. Always make sure you payments is on time too.

Now back to wanting to invest right now, it is totally possible. You can equity share with someone. Basically you have enough cash to put a down, and there is someone out there with immaculate credit but no cash. So you two have to find each other, make a legal agreement and also agree on where and what you want to buy. There are risks especially if you deal with strangers, so be extremely careful. I would first ask an immediate family member such as your parents or a older sibling if they are interested in an investment.

Good luck

What are you renting the house out for?

Even though bargains can be had in Vegas, unless your down is 40-50%, you will be in the red negative every month, probably several hundred dollars.

you can easily buy 2 single family homes or townhomes, possibly brand new in various states and rent them out for $800-$1100 a month each. (depending on the state, city, and area).