All in all I will be loosing 10's of thousands.This process killed all of my real estate momentum, but has ignited a drive to succeed.

If you haven't already, try going off market, driving around neighborhoods that would be of interest to you and finding ones that fall into your criteria (your agent should be able to help you as well).

You’ve got time, a clear goal, and the drive to make it happen.

From digging into real time market data and calcualting cash flow.. to literally driving for dollars, you want someone with an incredible network of pros who can unearth leads (probate attorneys, divorce attorneys, local fix and flip circles) that might connect you with a ready buyer or flud tenant.

McKinney is thriving, but so are other parts of North Texas, and a broader perspective could reveal other great opportunities.Here’s what I’ve observed managing a significant number of rentals in the area:Bedrooms and Layouts:3-bed, 2-bath homes consistently attract the largest pool of tenants and have the highest occupancy rates.4-bedroom homes have grown in demand, especially with the rise of remote work, as tenants look for extra space to use as a home office.Square footage is less critical than number of beds and baths.Supply and Demand:McKinney’s growth is driving demand, but the quality of the location matters greatly.

Sellers continue to drive the Valdosta market even during this higher rate environment.

I'm struggling a little bit on deciding the best agreement to make sure I can get some cash flow, payback the HELOC, and not drive the new mortgage up too much with the Refi out of the HELOC.

You could also try looking up money judgements filed against local businesses at the magistrate level and target them with direct mail or driving for dollars. 

No, it's not a normal business practice and does not pass the smell test.From driving? 

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