Clearly identify what you want to achieve in real estate and use that as a guiding force throughout your journey.

I was hoping the rate cuts in the last 12 months would have had more of an impact on mortgage rates. 

However, 2024’s holiday season was impacted by other compounding factors, making the usual seasonal dip more pronounced.2.

It’s also worth verifying if Beaumont and Port Arthur have any specific contractor registration or insurance requirements, as local compliance can sometimes impact project timelines. 

These are just some of the additional items that will have a significant impact on carrier's rates, your premiums, and whether we start to see the insurance market soften anytime soon or not.

I tried RE Investing many years ago before the internet and miraculously did not loose my shirt but broke even on one house and due to other circumstances was forced to walk away from another.

The shorter the prepayment term has an impact on increasing the rate.4.

As Stuart mentioned, there are several issues that might arise with the property, which could definitely impact your cash flow. 

If this is simply you not wanting to accept partial payments and the rent is current, stop accepting it - and send a Lease Violation/Notice of Quit for Non-Payment of Rent - and force the full rent to be paid per the lease or start eviction.  

@Melissa SejourRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?