Healthcare while essential, may be beyond its peak now with baby boomer's passing away in larger numbers.

We purchased a much larger duplex and went from a 2/2 to a 4/2.

Here’s why Oklahoma might be a great market for you:Affordability: Properties in OKC and Tulsa are often under $200K and offer strong rent-to-price ratios.Landlord-Friendly: Simple tenant laws make managing rentals easier.Growing Economy: Job growth in energy, tech, and aerospace fuels rental demand.How to Evaluate Deals:Run the Numbers: Ensure positive cash flow, check cap rates (6–10%), and use tools like the BiggerPockets calculators.Find Deals: Network with local wholesalers or agents, and look for value-add opportunities in stable neighborhoods like Edmond (OKC) or Broken Arrow (Tulsa).Let me know if you’d like tips on analyzing properties or finding deals!

I am in the same boat of either 1031 exchange or refi some of my small multi's to purchase a larger complex.

The larger the purchase price the greater the spread you need between purchase price plus holding costs plus rehab cost and ARV.  40k projected profit on a 600k project is too skinny for me. 

- If it continues to drain your resources and energy without a clear path to profitability, it may not be the right fit for your portfolio.- A property should work for you, not the other way around.

If you can network and work with a larger wholesaler to get you going I would.

why not develop something more proven like hotel on portions of it and make this a larger development and carve out pieces?

It’s a larger house (3500 sqft. 5 bed), but is secluded, private, centrally located, and sits on nearly 3.3 acres of the East Bay Hills, with open space as far as the eye can see outside.

Imagine making millions of dollars over the course of your career and then having to pay 30-50% every year to uncle sam instead of compounding that cash over time.This is exactly what real estate professionals have learned to mitigate.To reduce their taxable income, they just buy a building every year, do a cost seg, and use depreciation to reduce their tax liability dramatically.Their personal wealth snowball grows much larger and much faster than their W2 counterparts who give most of their money back to the government each year.Following this strategy as a real estate professional is one of best ways to end up with a much larger net worth at the end of your career.