@Dyllon G. Nice to meet you and I am located here in Dallas (Mckinney specifically which is a suburb about 30 minutes from Dallas proper. You are accurate on a lot of points you are making. On our personal Single Family investment homes we are able to barely cashflow with the higher rates with new acquisitions (we use commercial loans so our rates are prime +1%), but happy with with capturing some good equity on the purchase. As Dallas currently sits with where rates and prices are, it is more an appreciation play if you are buying in good markets. You can go to bad areas, buy cheaper, get cashflow but less desirable location will ultimately lead to less appreciation too. We always shoot for a healthy balance of the two.
We at one point had about 22 Airbnbs but that market has definitely become more saturated, a lot more competitive, city restrictions and fees have really increased for consumers. With that being said we have moved some of our properties to mid and long term rentals. We are always analyzing our properties to not just cashflow on STR, but also on long term (which I get is very hard).
Hope this helps man! I run the realtor side of our business (and help investor clients) and my biz partner runs our construction company for our investments (and clients). Reach out if I can be of further help with boots on the ground here.
