We looked at a couple different options as far as % downpayment and I figured I would refinance in the near future to help the payment get down lower.

I would definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.  

So the lower the interest rate on the subject to loan, and the higher the prevailing rate, the more chance that a lender will initiate action.   

Most who try to replace their W2 income invest in less sustainable investment methods: investing in lower tier neighborhoods that cash flow well in spreadsheets or flipping homes.

But if you’re looking for a more stable, family-friendly environment with lower costs and a focus on LTRs, Texas could be a better fit.Since you have young kids, I’d dig deeper into school districts and neighborhoods in both states—family life can really shape where you’ll feel at home.

Just to disprove your theory...by your logic, my first page search impression should be much lower than 80%!  

On houses below $200k, the 70% rule gives you too low of a profit - you need to lower it the lower you go (ie a $100k ARV would probably be a 60% rule).

Loan To Value (LTV) will be lower than it would be as a US citizen.

This implies residential units can be built at lower costs and provide better return than building a single ADU.11) adding an ADU to SFH can make the SFH fall under rent control.

Every market in residential zoning has an expiration date, we just don't know what it is yet.The obvious solution is to buy in already regulated areas with tourist/commercial zoning.The returns are lower, but at least they can't go to zero overnight.