The rental market demand is still extremely high and there are a lot of value add opportunities, you just have to be willing to put in the work.

I am looking to purchase more rental properties in the near future.

One was conventional financing and the other was a portfolio loan from a local bank here in Hawaii, I also did a lot of research into DSCR loans during my search.I'm also an agent here on Oahu but focus mainly on Property Management, at the brokerage we manage roughly 50 units that are a mix of STR, MTR, and LTR's. 

A lot of your returns come at the time of sale. 

Be willing to hold them to these standards.One of the best things I ever read in these forums was to be firm, but fair.

In the end, it may be the same amount of money or more, but it will just have to be structured differently as you navigate the shifting market.Northwest Valley would be a good option. 

This is my first investment, and I've learned a lot from this experience so far, and I'm ready to keep moving forward with new projects.I am interested in investing locally in Denton County and the surrounding counties.

It’s more conservative, the city itself is established, older neighborhoods, better city amenities (museums, arts/music etc), more pro sports, more hills, bigger river, has a streetcar, arguably better nightlife overall.

We've got a lot of med students at UAMS and students at Bowen Law as well as 3 major Amazon hubs.

Your son is likely paying more than the property is worth, by definition, as the seller would almost certainly prefer a similar offer that was not subject to.