I happen to live in the same neighborhood as my rentals so I allow them to drop it in my mailbox and text me afterwards.

Hey everyone,I was driving through my neighborhood today and realized there is a house for rent up the street from me with a phone number to call.

Seems high to me, but then again, I haven’t shopped much.

yes, that sounds about right, but in the $100k ARV range I'm finding it tough to find 80% deals.I try to stay in within 10 miles of my house, I avoid any neighborhoods that have a lot of rentals (which is sort of funny), etc.I'm having to look outside of my preferred neighborhoods/school areas (not school districts, but say in Mesquite, there are certain schools that renters prefer, so I really prefer to buy in the areas that qualify for those schools.Erik Drentlaw yes, that's the idea anyway, I haven't actually gotten myself to "pull the trigger" on any of those deals,,I try to follow my business model closely, and this is something that doesn't "fit"

I've been aware of a particular property in my neighborhood for a number of years because I was acquainted with the older couple who lived there.

Initial cash on cash returns here are lower than say the Midwest, but I like my deals and feel good about the two neighborhoods continuing to gentrify and there is quite a bit of value I can add here as well, which I have started to do.

Yeah, I've got my paper.So, I got my data all set by the beginning of this week, and I've been spending the rest of the week getting my first 80 yellow letters formatted, printed, stuffed, stamped and posted yesterday (those out-of-staters I was talking about) and my first 360 mass-mailed postcards printed and aimed at my first target neighborhood today.

That way you will at least keep your head in the game, note future neighborhoods to invest in (or not invest in) for yourself and possibly learn some good valuable information from the investor you could be bird dogging for.

As a kid that grew up similar in that we got paid to work at home, kept accounting ledgers of money in and out and became entrepreneurial in nature looking for "business" in the neighborhood I don't think there is anything to worry about.

Now if you go to an auction in a $100K neighborhood and you expect an investor to pay $50K at the auction and you are the only one there and you can get it for $5K, ignore everything I said and buy it.