@Farzan SetayeshNot a local investor, but here is a data driven look at the market conditions in McAllen TexasTwo of the most important market performance indicators, population and median home values, have been increasing steadily for the past decade   Rents have followed a similar trend The chart to the right shows median household incomes over time, which have also been increasing. 

Maybe double check comps and make sure the marketing is performing well.

If it requires me to be there to make it perform for cash flow then it is a job.

That can be discovered by looking at performance of Airbnbs in the area.

I would think that a lot of folks who were in it 2-3 years ago were in it for the non-performers, and we know how that market is currently.I'm not currently buying because my capital is currently deployed. 

Here is a recent post of mine that addresses your questions:  Cost Segregation - The Basics (biggerpockets.com)You can perform a cost segregation anytime before you file your tax return in April, 2025. 

Seller shall not be obligated to pay more than $_____________ (if left blank, then $200.00) for abstract continuation or title search ordered or performed by Closing Agent."

Is there a market where in general you can purchase, perform the rehab value add, and extract investment via high LTV cash out refi without having large negative cash flow?

Thanks,BrandonThe only way I would trust those projected returns is if they have a previous performance record to back it up.

Tenant not trusting this work as he is out of home when this work is performed as he has some minor surgery.