I would like to have at least a couple properties before moving out of state that will at minimum break-even on cash flow as a LTR with property management long-distance.Other info:Looking to move out on Memphis with my wife in the next 2-4 yearsLooking to start a family in the next year or soComfortably have ~50k ready to invest sitting in HYSA, excluding Cash reservesHave an extra ~$70k in stocksMost interested in A- to C+ neighborhoodsI currently own & live in a 2/1.5 Condo locally (3.5% interest rate)Not allowed to rent it outHOA fees have risen to where PITI + HOA = $1100/mo.Have ~$100k trapped equity, good zip code I could sell quicklyOption A: Purchase another primary home locally I could live in for 2 years (lower interest rate), with intention of eventually converting it to LTR when I move out of state.

That way, you’ll have control over the operation and might be able to squeeze in a few extra bookings to pad your numbers.

I just need a little extra help with the next steps and figuring out all of the details needed to make it happen.I would like to close on a deal by the end of this year, using either my VA loan or an FHA loan to house hack.

So you don’t get to pocked all of the extra.

As for the move-in fee versus security deposit issue, many landlords prefer security deposits for better protection, despite the extra steps required in Illinois.

Those might make good rentals...but also there can be extra costs...see if they are in PIDs/PUDs or MUDs that add significant cost to the monthly payment...maybe $100-$200 extra a month.Also $2500 sounds high on rent to me for 1800sqft....I would think more like around $2000/month, but haven't looked in that area lately.I do like Forney....one issue is I don't think there are good demand drivers there. 

As an extra level of protection You could try and save up a few months of what the potential mortgage will be to give you peace of mind. 

Otherwise, look at side jobs you can do to earn extra money. 

This works well for wholesalers who sell deals to flippers, and flippers or investors can benefit even more by going the extra mile to generate their own off-market leads.

After he implemented the RUBS, he actually reduced the rent a bit to enable the user to adjust to the new extra billing.