The "sweet spot" in the DFW area depends on your business model. If, like most investors, your business model is some wholesale, some rehab, and some buy-n-hold, all focused on the largest and fastest moving inventory segment, then the following applies.
When most investors talk about a sweet spot in our market (the DFW MSA), what they are really talking about is the $90K - $130K home sector. Above that price range and you start to compete with builders (which you cannot do unless offer owner financing). Below that price range and the vast majority of homebuyers cannot qualify for a loan, and those who can almost always have to use an FHA loan (frankly, most of the folks trying to buy a home below $85K are looking for Owner Fi).
Geographically, the markets you outline as your farm area are some of the best in the Metroplex. Their turnover rate is slightly faster than normal (more opportunity to buy/sell), the available raw land is lower than normal (less builders to compete with), those homes are centrally located ("I live 15 minutes from everywhere"), and the schools are generally pretty good.
If you have a different business model than the norm, or have more questions, post them here and I'll get back to you. If not, go make offers and buy houses.
-Greg
Greg Wilson
The Real Estate Investor's Mentor
