i work full time too, so i can only do one big project at a time, and can only make about 1 offer every 1-2 months.my stock answer to anyone is to invest where they live - and for expensive metros that includes 1-2 hours out. 

Examples might include areas in the Midwest, Southeast, or Sunbelt regions.Multifamily Properties: Consider duplexes, triplexes, or small apartment buildings to increase unit count and spread risk across multiple tenants.Short-Term Rentals: If you’re comfortable with the management requirements, STRs in vacation or business travel markets can offer significantly higher cash flow potential than traditional rentals.Value-Add Properties: Look for opportunities to buy undervalued properties where you can force appreciation through renovations or better management.Decision FrameworkRun the Numbers: Compare the projected cash flow, equity growth, and tax implications of selling versus holding with a refinance or HELOC.

@Kevin Wood: Fixed Asset Management module is included in the QuickBooks Accountant version where you can calculate the depreciation.

Common deductible expenses include mortgage interest, property management fees, repairs, and even travel expenses related to property management.

Way simpler and more protective for everyone for about $30/month.Out of curiosity, will you be at red stick REI in January?

Beyond immediate safety concerns, the long-term financial implications, including taxes, are a pressing issue for those impacted by the disaster.

Negative cash flow with high HOA fees is a red flag.

if you are going to do things like include utilities, or have an off street parking spot, other amenities etc, there's no reason in my mind you couldn't "charge a premium" for a premium unit/service. 

The first apartments I rented as the owner, were previously rented by the former owner at $150 month including utilities. 

Current monthly pymt is $2795 (including $640 escrow).