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Despite the guru fed “misinformation” about all these under market price deals, they are actually very rare and require (1) the investor recognizing value that the seller and the rest of the market misses or (2) a seller with a need for an immediate sale and a buyer with the CASH immediately available to conclude a very quick closing usually forgoing inspections, financing, and other contingencies. 

A reliable lender can fund a loan within days, this opens the door to countless more deals allowing you to get the best possible price. 

Change the revenues change the value. 

Umbrella insurance is usually a very large policy of $1 million or more, extending your coverage for larger situations.

Never built in Houston before so take my feedback with a grain of salt but I'd put money on it being impossible to build a duplex from scratch for $125 a foot (including everything from drawings, engineering, permit fees, general conditions, labor, material, landscaping).Out here in AZ the builder cost is going to be $200 a foot at best, but add 20% on top of that for the client cost.

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

Hey @Josh Wallin, I think you get the gist of things.

I haven’t personally heard of anyone going the SB1079 route, but I have done some research on it.

Welcome, you came to the right place!