I have redone the foundation, all new electric, all new plumbing (PVC to the street), all new kitchen, added a bath, new flooring, all new windows/doors, updated all insulated while walls were open for electrical, new furnace/AC, new siding.

Added Value: Since we've invested in this market for the past 6 years, we have incredible property management in place.

I do a lot of marketing for off-market deals on paid Facebook ads. 

If I had to choose, I would always prefer cold calling over texting for this approach.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.Direct mail can be expensive, but it can also yield highly discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

However, the rents are slightly lower and could potentially wipe out your monthly cashflows with one major repair.As for higher appreciation market like West/East Coast, it's more expensive, but rents are higher due to a strong labor market, there will be a certain amount of demand for those markets, but the downside is that you will need to be creative by adding more values for the property.

It is harder to do the above when you are trying to buy a D class rental with the aid of section 8, you just set yourself up for failure. 

The best advice ever given to me was to invest in mortgage notes and not the actual real estate...... unless you have the time for value added projects.Know what your end game isKeep an eye on your equity. 

Give yourself a cushion, but let the rentals play out.A lot of this is psychology, but I'm not going to preach debt, debt, debt ad nauseum like some do.

We purchase it with seller financing and we built a caretaker’s house and popped the top adding an additional story to the house.

Probably just see a combination of solutions as we add more and more people....Dallas/DFW we're adding about 50,000 people a month last I heard.