I suggest submitting offers where the numbers work today.

Is any bank offering a HELOC based on the combined equity?

These markets offer a great mix of affordability, strong rental demand, and steady appreciation.

I'd love to talk and get you an offer on it!

Combining short term rentals and a venue is a huge advantage because guests would not have to travel far and you could offer better rates as part of a event package.My current venue focuses more on baby showers, content creation and birthday celebrations rentals.

But given I've paid for snow removal like once ever, I don't know what I should offer someone who is not a "pro" and already has an idea of their rate. 

Reason: I signed a new job offer at a nonprofit yesterday and having extensive knowledge of the real-estate market in Philly would be very helpful.

One of my early properties barely broke even, but after a couple of years, rent hikes and expense optimization turned it into a strong performer.For cash flow benchmarks, I usually aim for $200-$300 per unit, but your situation.. house hacking.. offers unique benefits like reduced living expenses and quicker equity buildup.

everything on and off market gets multiple offers almost immediately. 

That said, Texas tends to offer more affordable housing than Florida’s coastal towns, so your money might go further if you’re buying properties for yourself and your portfolio.When it comes to family life, Texas has tons of family-friendly suburbs with excellent schools.