Oil prices remain a huge X factor, and housing prices (at least with respect to rents) are being held back by the most supply EVER being built and coming online here in 2024.

I agree with your idea of exploring the smaller surrounding towns in East Texas.

Economic Timing.According to data compiled by Marcus & Millichap[2], the Portland area has experienced three very important trends since 2010:The average price per unit for apartments has nearly doubledThe rate of employment growth rose from 2010 to 2015 but has since declined steadily, projected to be up 1% for 2020 (estimated before COVID-19)Roughly 30,000 apartments have been built since 2010, with another 5,600 units slated for construction in 2020Most RHA members have enjoyed a solid decade of price growth, rent growth and steady occupancy.

ya I got totally home runned on a 40 lot development I was doing just north of town was in the county but the polictics are the same. 

Hi everyone,Over the past six years, I’ve built a portfolio of 70+ properties, primarily single-family rentals.

Typically those are built with 4 units to an overall structure. 

Quote from @Jenni Utz: You have that built-in equity on the deals that are off-market.

There’s a real opportunity to hit those $1,500 to $2,000 rent ranges, particularly for updated homes or new construction (built to rent homes) in the right neighborhoods.

While I don't have any horror stories, per se, I have heard of people having a tenant for a year then causing $20k in damages upon move out, while skipping town to not be found again (this was a CA buyer buying from a turnkey operator in AL).  

If you do more than one unit this way make sure you don't need a boarding house license in your town.