Eliminate debt, establish a budget, and save.

This is where I would focus, as these are the same attributes that attracted those responsible for the larger projects like the Bellweather District you mentioned in your initial post.With your budget I would recommend NW Philadelphia (Germantown and Mount Airy in particular).

I will tell you he did a great job because very little interior re-work was required - but it was a substantial hit to the Reno budget!

Any HML will want answers to those questions plus a rehab budget before getting you a term sheet for a fix n flip loan for this property.I close these types of loans all the time, if you have any specific questions about the process don't hesitate to reach out.

Eliminate debt, establish a budget, and save.

So far the biggest challenges for out of state investments has been finding reliable contractors or help to complete projects on time and under budget.

Upon his moving out, I checked the outside cameras and noticed he was taking out all the contents of the home and putting them in a moving truck and his car.

I will say you do enough underwriting and something will eventually get missed (my last rehab was my first to go way over budget due to various reasons so I am not perfect).  

I’d recommend connecting with an investor-friendly agent in DFW to find off-market deals or fixer-uppers within your budget.

They have lots of options for you, depending on your budget.