However, it may be a better strategy to base your decision on cash flow rather than speculative gains.Purchase Price: $480KAnnual Rent: $2,400 * 12 = $28,800Expenses (@30%): $8,640Net Operating Income (NOI): $20,160Cap Rate: 4.2%Another point to consider: if you're already facing negative cash flow, how will your returns be impacted when it comes time to turn the property or if a costly repair is needed?

Be wary of TX property tax as it is very expensive and can impact cash flow if not factored properly.

There are more coming online but I don't feel they are significant enough portion of our market to impact the single family side of things. 

That's a great point - how to determine if they impacted the studs, and could still be active.

I would recommend taking a  look at some of my previous posts which emphasize the action items you as a rental property owner should be implementing that have a far greater impact on asset protection than merely forming an LLC.

If rates rise, it could impact your monthly expenses.Construction Timeline and Costs: Construction projects can sometimes run over budget or take longer than expected.

2 - What do these two rules tell you, if anything, about how they impact your specific REI situation? 

During my research, I’ve come across some local regulations that could potentially impact my plans.

For those who’ve used private money for multiple flips, how has it impacted your ability to scale?

Nope. 99% of LLC’s ar “disregarded” and have tax impact. 1% file their own taxes and cause you to pay higher tax totals.