I would be careful when looking at discount PMs because if they aren't making money, they likely have terrible systems in place for management. 

These are the different properties that are included in the 1031 exchange requirement: commercial buildings such as offices, schools and different establishments that are important for the population, as well as single family rentals, multi family rentals, industrial facilities, and even raw lands are included in the like-kind.

I don't believe that will change as long as the school system and public safety levels remain some of the worst in the state.

My hopes are to purchase my first multi-family rental investment property in Texas.  

For example, in C class neighborhoods, you might see higher tenant turnover and more wear and tear, which can increase costs over time.It’s also worth factoring in reserves for capital expenditures (CapEx), even if major items like roofs and HVAC systems are new.

Nostalgia for retail centers and the need for hybrid work environments are sparking opportunities in undervalued assets and multi-use developments.Seller Strategies: Sellers should think creatively to attract buyers.

Most MLS systems will allow you to run a report and see what % of list price are deals actually selling for..

The tenant used an online maintenance request system to request a handful of maintenance issues for the first 6 to 8 months.

Or find a property that is under-utilized or has below market rents.Otherwise, you could also do the OPPOSITE of the great advice from @Jonathan Greene and buy a property with multi-bed units or live in the larger unit and rent out the smaller unit - while getting a roommate(s).

Tenant further acknowledges and agrees that they shall be liable for all damages to _______ system due to intentional or negligent acts by the tenant, it's invitees, guest,  agents or licensees"