@Taz Zettergren to be honest, I too like the Little Rock suburbs more than the B-ham area.I have been more active though in Bham because I really found a great team of agent/PM/Lender in that area and I feel confident in their ability to get me a good deal.Unfortunately, I cannot seem to find an agent/broker in the LR area that gives me that same vibe. 

That's more of what I was speaking to, not for him to go out and put it all together on the fly himself, but the honesty of it is some people do not have Cali or Florida Money, they don't have NY or Mass money but that's where they live, that doesn't mean you can't play the game.  

To be upfront and honest I am & will be a bit light on exact perfect detail and mechanics as 1) it is very detail laden, and 2) not really interested in broadcasting my hard earned "secret recipe" that have developed over the years. 

Too be honest, I really need a new strategy.

@Russ Marlborough to be honest I think you sort of screwed up on this one.

As a seller, we recently went through this and it was kind of a pain to be honest!

This may sound like you are creating a hurtle for yourself, but in the end honesty is always appreciated and allows for a much smoother transaction. - My advice though is to make sure your numbers are tight and make sure you can successfully dispo the deal!

As an operating room nurse, 2 most important traits for me are honesty and trustworthiness.

Over half of that comes from the three properties I just bought in the last year when I finally had enough money to buy a little smarter.I scaled quickly by earning extra money in my primary job (property management and sales), living debt free, sticking to a budget, and putting every dime (including all cash flow) right back into investments.To be honest, I kind of surprised myself these last two years.

Congratulations @Lana ShetaAppreciate the honesty about the lender, cheapest rates do not always mean the best option.