We’ve typically used our own crew for most of our projects but everyone is tied up right now, which will definitely alter things.

Even a super smart puppy and experienced trainer will produce 2 or more accidents, and unless cleaned up right away can produce a mess even on LVP.

with rates going up right now cash flow is harder than ever with many buying off appreciation which is speculation and I don't wanna buy focus on that,I'm looking at NC right now for a single fam with just hoping to get a 3% cocr return if that is doable after PM,Vacancy,CAPEX repairs, etc total 26%.i like NC because of its growth aspects and pop growth numbers,using 180k, would it be smart to go ahead ad buy a single fam there hire a PM, and visit it twice a year>?

I don't know how much the deposit is or how much it will take to get the place rent ready, but my opinion is fix it up right, get it rented for top dollar, and save the story to tell a rookie in 2042.

And my unit is in a very good area, almost in the middle of all the places being build up right now.

Most of the time when it comes to single family or Condos you are appealing to a small crowd of investors (very niche market), on the other hand first time home buyers or forever homeowners are what are driving prices up right now. 

And if I sell I’ll have more capital freed up. Right

Lastly when you post pictures of Kyle Field please include one from November 2011 with that field goal going through the uprights!

I think most people will set aside some money for repairs, but may stretch themselves too thin after paying the down payment and closing costs such that if an unexpected expense pops up right away, they don't have a good way to pay for it.  

I had my best year ever in 2020 and this year looks to be even better.House prices are going up, LTR house rents are way up, so too is STR nightly rates, at least for me.  ...and because your rates have gone up, VRBO's 10% guest fees should have gone up right along with them.