If you buy in a good market, appreciation will beat cash flow every time. 

Do I wait another year to save more, or do I look into a HELOC or a VA cash-out refinance? 

I personally would not invest in detroit as historically its not a appreciating market and for cash flow and I invest primarily for appreciation - I go off the location location location mantra. 

Additionally, the fact you might be negative cash flow in Texas will give you more flexibility by renting in Portland.  

Instead, they faced stagnant rents and rising expenses, leading to negative cash flow.### The House Hack I Wish I Had TriedIf I could do it all over again, I would have started with house hacking.

Assume you have cash currently earning 4.6% in high yield savings.

They require the same amount of attention as everyone else and we are one entity....Not everybody dances to the beat of your drum.

Assume break even cash flow while rented which includes a generous $600/mo repair fund. 

But truly wholesaling is a hard business and takes a lot of up front cash to get going before you get deal flow. 

If you're considering mobile homes, the first step is checking zoning laws and utility access since some areas have restrictions.For resources, Mobile Home University is a well-known starting point, and local mobile home dealers can offer insights on placement and financing.If mobile homes are allowed, you could either rent them yourself for higher returns but more management or rent out the lots for steady cash flow with less work.