Most turnkey properties these days are usually cash flowing $200-$250 per month with 25% down.

A prudent investor doesn't seek quick riches through shortcuts.

I’m open to either a townhouse or a single-family home, but I’m definitely trying to steer clear of any crazy HOAs that eat into cash flow (you know what I’m talking about!).

Financial freedom is all about buying and hold properties for the rest of your life - that's how you get appreciation, cash flow, principal paydown, and depreciation.

Bureau of Labor Statistics and Texas Workforce Commission, Texas was reported to have the highest rate of job creation through 2024. 

And mercifully, building wealth is a more important goal than the cash flow, to be sure.

Plus, very important to understand the new layout and how the dig down will effect the existing stairs, plumbing, etc.Happy to connect and talk through your specific situation because @Bruce Woodruff mentioned every project is different and know one price fits all espeically with these complex jobs.Where at in Chicago is your building?

Connect with local wholesalers and investor friendly agents and provide your criteria to start receiving deal flow.

My question is, because my agent was involved in showing the home and made offers for us while it was listed (6 months ago) should I go through them or it is okay to pursue this as any other off market property without an agent?

If you go this route, be aware that you’ll lose payroll deductions—so you’ll have to track contributions on your own (see IRS Publication 969 for HSA rules).2.If You Own a BusinessIf you’re running an LLC or S-corp, you might be able to fund an HSA through that payroll.