Although he is implementing a bunch of the "sexy" tactics that many are teaching such as web 2.0, ebay, etc.

Funds can't live with 10%, they need to get into the teens, and individual investors have heard at REIA's and places like BP how rehab loans get 12%+ and I'm only giving them 10%.  

The sexy areas people often buy too late and disregard sleepy areas of the country, due to it not being popular etc...If you change the way you look at things, the things you look at change right before your eyes!!  

I'd echo others above @Adonis Williams - New construction/Development seems and sounds sexy, but it is ridiculously hard!

OOS investing is sexy right now for some reason but what you're actually talking about is doing business in an asset class that consists of mostly bad tenants and cutthroat PM's, so just be aware of that. 

It is boring and not sexy but still a more sophisticated investment than a couple midwest rentals could be normally.

Other people may have issues with it for religious reasons, or have teens along who may get their hands on it before the adults even know it's there, etc. 

honestly it may not sound sexy but i would find a good realtor who will write offers and put an offer in on every small multi thats in your budget until you get one. obviously dont buy a bad deal but IMO whats most important is just to get in the game.

That 12% cap rate looks dead sexy, what could go wrong?

It's not sexy or Hollywood & depending on how much your significant other can take it works.