But my 4 renters are in there 30's-50's and work 50+ hours / week building naval ships and submarines and they enjoy being close enough to walk to the shipyard and coming home to a brand new house with all the modern upgrades. 

Appreciation is good in TX but I’m breaking even the first couple years when I buy here.

There are a lot of groups out there right now that had made-for-TV track records that will likely not be in business in a couple years.Focus on the experience of the team, how long they have been in the business, how many market cycles they’ve survived, their philosophy on leverage, and how many properties they bought in 2022/2023 (a good answer would be few, a great answer would be none).And do yourself a favor and read The Hands-Off Investor (in the BP bookstore) before you invest a single dollar in a syndication.

A HELOC may be an option but I'm full time real estate (no W2) and have a couple properties and my DTI is relatively high. 

Tenant Turner supports integration with various lockbox brands, including CodeBox, Sentrilock, and Point Central.

If for some reason it were to happen, there's a couple workarounds that can be done.

Convert the Property to a Primary Residence: If you live in the property for at least two of the five years before selling, you may qualify for the primary residence exclusion, which allows you to exclude up to $250,000 of capital gains ($500,000 for married couples) from taxation.4.

So you are negative $600 a month on the first one, you will need to have the personal income to cover it and then still buy the next one.A couple of thoughts:1.

I've been working with an agent for a couple months now in hopes of finding my second deal.

They will normally have some pre-payment penalties in the first couple of years but if you are keeping long terms that's not an issue.