Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

The article is based on # of sales, not price increase or decrease.

Compared to other towns in Oklahoma.There is also an army base in lawton which helps keep the population high and another reason why the rental demand is high out there!

Since you know what you need to buy it at and an average rehab cost, I would say $50-70k for a cosmetic flip, set the ARV based on the sample you choose and doing comps and ask them if they would invest in a deal similar to this. 

I don't see that happening any time soon based on your 2022 to now trajectory, but you do want to find a way to make it profitable.

Or just any suggestions for the best bang for your buck areas that offer at least a little cash flow and appreciation ?

Based on what you're telling me, I'd also advise you to begin the process of evicting/non-renewing the lease.

 I am in search of a spreadsheet to determine the profitability of flipping a house before making an offer to an HML I am new to this process and would appreciate any advice.

.- Does anyone see any flaws or can offer some improvements/considerations to the financing strategy of this plan? 

In order to entice me to invest in spite of my hesitation, a better ROI must be offered to me.