The 2-closet towns are 45 minutes away.

I own several properties here and work with OOS from Cali and WA who buy turnkey, brrrr, and short-term rentals.Cost of properties are cheaper and home prices are doubling every 4-5 years. 

Sending a text would take too much of your time and with outbound marketing, it takes about 45 leads to get a contract, and to get 45 leads you have to dial about 20,000 records.  

And that has in fact happened, its up 45% since purchase in 1/2020Dave Foster was the one that handled my 1031

I've been using this for at least 4-5 years and Dave & team have continuously improved the platform from day 1.

Remember fundamentals like choosing a desirable market and keeping some money in a highly liquid option as reserves like a high interest savings account that should be about 4-5% currently.

Obviously there will be other items that come up but it's a good outline to start.AddressPurchase PriceDown Payment (20% if HM)Loan AmountRehab Cost Est Interest Rate# Holding Months Homeowner's Insurance PolicyOrigination FeeDocument FeeHOA Fee if applicableProperty TaxesTitle - Lender Title InsuranceTitle - Owner's Title InsuranceTitle - Binder Fee - Buy SideTitle - Binder Fee - Sell SideTitle Messenger FeesRecording Grant Deed - Buy SideRecording Trust Deed - Buy SideRecording Fee - Sell SideStatement Fee - Sell SideEscrow Fee - Buy SideEscrow Fee - Sell SideSub Escrow Fee - Buy SideSub Escrow Fee - Sell SideLoan Doc Signing ServiceMonthly Int Only PaymentNHD Report $99Utilities (Electric, water etc)Owner's Title InsuranceTransfer Tax - Sell SideHOA Docs Order if applicableHome Warranty $500Agent Commissions (4-5% of sale price)Wire Fee $25 per wireFiled Articles of Incorp for LLC (if creating a new LLC)ARV #Minus Down Payment Back (20% if HM)Minus Rehab CostMinus Holding Costs, HM FeesMinus Realtor Commissions (4-5%)Net Profit

Expect 45-60 day close if significant repairs are needed. 

I'm invested primarily in the heights & airline heights(e&w of 45), a little in midtown, little in acres homes, and a little in the camp logan area.

I have 8 rental therefore 45-50 DTI is not realistic for me anymore.