You will get to the same answer Ihave.Luckilywe are all the same.

I tend to invest more in South Abilene and many in Wylie ISD but have seen investments produce good cash flow all over Abilene. 

There are several myths that we have to debunk before someone truly believes they can do it.You need millions of dollars to do a dealThat it’s too complicated to figure outThat permitting takes yearsIn those communities developments cost way less (think a couple hundred thousand along with a loan from a regional bank), permitting is not difficult (much less red tape), and the towns are small enough that both the city staff and the local architects and engineers and contractors all work with you to help you navigate the process since you’re all invested in making your community better.Note: The big boys can play in the primary & secondary markets.

The cashflow should cove ALL of the expenses for the primary (mortgage, taxes, insurance, utilities, etc) AND put money in their pocket.

Or should I create a combination of all three?

all the best!

When you are first starting out, you should probably buffer an extra 20% on top of your renovation budget to cover incidentals while you are learning the true cost of flipping.When you do all these things (conservative estimate of ARV, additional 20% estimate on construction costs, using a conservative 0.7 multiplier in your estimate), you are unlikely to lose on your first flip (but it will be harder to find your first flip).  

@Andy MoffitI'm in Knoxville and have referrals for all those needs you've got. 

What matters is whatever number you have after subtracting from your rent all expenses, including depreciation ("net income").

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