And those property taxes in Texas can be a real game-changer, especially without any cap, making it tough to predict long-term expenses.

Only thing that scares me is the video as soon as you open the website "Why I'm liquidating 50% of my properties"?

I'm can record a Loom video response for you.Like any business model, you have to start with identifying the customer and where the demand is.

Hey Jude,Welcome back to the real estate game!

You can find Dean Harris's videos on you tube. 

In my opinion, house hacking is the easiest way to get into the RE game with the lowest money out of pocket...plus if you throw in a renovation loan like the 203k or homestyle, you can boost your worth quickly!

You're not in this game for a year with the buy and hold strategy.

If you're getting back into the lending game for long-term hold investors, a realistic “ideal” loan might look like this:Rates: Somewhere around 6-8% interest, depending on the risk profile of the borrower and the property.LTV: 70-80% LTV is solid, especially if you're aiming for lower risk.Term: 5-10 years works for LTR investors who want stability.Fees: Reasonable origination fee (1-2%) is expected, but avoid nickel-and-diming borrowers with hidden fees.Prepayment: A soft prepayment penalty could be fair if paid off in the first couple of years, but after that, no penalties.Speed: Being able to close quickly (within a couple of weeks) would be a huge plus.In short, give investors a competitive rate, decent terms, and flexibility on prepayment, and you’re golden.

I guess everyone has their own game plan but there are states that are offering huge ARV potential and cash flow options. 

When the market swings the opposite direction, you'll be ahead of the game.