If you spend a couple years of cashflow on a new roof, that means you should be free and clear for a couple decades.

Some people go to Lake Lewisville/Dallas/Grapevine, but I don't hear about them spending the night and there are pretty limited options right on the water.I still hear a few people going up to Broken Bow/Hochatown, but that talk is way way down since about 2021. 

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

my strategy is FIip for starters and in a year or two switch to rentals. budget for the first property about 200K...where sould i look?

I agree with Afra at that price point it's best to start with flips that have $15K - $30K rehab budget to gain some experience and get a good team in place and then work your way up to larger rehabs with higher ARVs!

At some point bank has to know their customer and will ask why I get all these $50,000 checks, but no spend. 

If multiple travel nurses are telling you that the price you want is outside their budget, then the MTR market may not be the right place for you.

A severe reduction in gov't spending is the only path I see. 

I recommend using Prime Tracers for skip tracing large list if you value accuracy without exhausting your monthly marketing budget.  

We reigned in the budget for some painting and minor handyman work .. and she obliged to our budgetary restraints .House is being shown as we speak.