@Camille Hoheb - SFH new builds in the Huntsville area are not a viable play right now, unless you have a desire to put at least 30% down. 

A part of me wants to start with a house nearby so I can have quick access to it in case anything goes wrong but that may not be the most viable option if it is not a heavy desirable area.

There are some variable like seller concessions, subletting apt, not rehabbing that can keep it below my desired target, but these are out of my control.

@Matthew Albert Yeakey @Cecilia Arnulphi @Russell Brazil @Zachary Burkons @John Burtle @Ashley Corbett @Geoff DelGrosso @Mitch Deminski @Reggie Desir @Michael Gansberg @Will Gates @Robin Hines @Michael K Gallagher @Jim K.

We get to know them, their specific situations, their desired end destination, time scope, pro's, con's, and we design a viable investment strategy for THEM. 

The #1 thing I've done is simply buy properties that pay for themselves in desirable areas and wait. 

I have a C+ class rental I charge $550 for when market rents are $700, but the tenant takes care of the prop and has no desire to go anywhere... my vacancy % on paper is closer to 1%.  

You can create wealth with either approach but both approaches are more challenging than in the recent past.At this point I mostly seek highly desired property locations such as beach or lake front, Mountain cabins, bonus if they are near a destination such as national park of monument or other tourist attraction, etc.

I do not desire to reward tenants for poor behavior.I explain the consequences of an eviction to the tenant.

Duplexes are ubiquitous here, also in good, desirable neighborhoods and tend to generate higher rents per unit.