and as they sell you continue to 1031 them back into new DSTs or back into bricks and mortar if you're tired of retirement. 

We financed the purchase using a combination of cash and a hard money loan.

I'm also from Texas and a realtor here in the Bryan / College Station market. 

I own one multifamily property (6 units) and a few duplexes and single family homes. 

A FHA 203k Loan is where the purchase price and rehab costs are rolled into a single loan.Assuming you have a respectable FICO you can buy, with a FHA Loan (3-5% down, a 30 year amortization schedule, and a residential loan rate) AND because you closed personally, you will not have Asset Protection, in the form of closing in the name of a LLC/ LLC taxed as an S Corp, or an S Corp.

Purchased for $69,000, I tackled everything from a new roof to interior updates, transforming it into a move-in-ready home.After months of surprises (and a few headaches), I sold the property for $145,000.

To me it seems the properties will be in rough areas which has higher turnover costs, barely any appreciation and a head ache.

It's a combo of low housing supply, higher interest rates vs. seller expectation, and a poor economic outlook for the country.As an investor with a few rentals it's like like the parking brake is stuck on.

All lights were green and there was a pileup, leaving behind a mess of twisted metal and broken glass, and a few personal injuries to boot.The syndicator crowd coined the phrase "survive until '25" under the hope that by 2025 interest rates would correct and their deals would be fine. 

For a sample, consider a $295,000 project with a down payment of 5% and a mortgage payment of 7% interest.Good luck!