Building this company with my family has taught me the power of collaboration and the importance of playing to each other’s strengths.

we invest in value add plays (no major rehabs) 10-40 units.

@Chris Seveney @Marcos A Miranda - you guys are playing with fire - https://www.biggerpockets.com/search?

And I also think that the inventory in your market plays a large role in deciding what property type makes the most sense.In my market, there is a large abundance of the small multi-family properties, especially the 2-4 unit properties.

In playing with the numbers a bit, I'm seeing a trend of atleast 2% rent to price and (ideally) < 7% mortgage rate needed to achieve a decent cash on cash rate.

I'd be interested in owning a single family home in the area I am concentrated in just to see how that plays out one day.  

Do you guys recommend the Houston Market as a cash flow play? 

Leaves an immediate bad impression.Entry Door: This seems silly but make sure your front door opens and closes easily without the need to play around with the door. 

The sooner you regain control, prove that you fully intend to enforce the terms of your lease, and that you will not be 'played' by their recall of events or documents, the more effective this action will be.  

A 4-plex would be ideal and you could play around with doing 1 long-term, 1 mid-term, and 1 short-term, plus you, if it works on your area to upgrade your income.