I would love a ideas on what you think might be best to do in the current market and may even be interested in partnering with someone if the numbers work for both parties.

This is my market and I live and work in 78610.

Personally, I invest in properties in C-Class neighborhoods in my market (East Linden and Southern Hilltop), and they’ve been cash-flowing well so far.

I'd recommend speaking with local specialists in your target market to look at multiple investment options side-to-side.Lastly, some of my clients have been encouraged to stay away from HELOCs unless they expect a lump sum (inheritance, sale of other asset, bonus, etc.) to pay off the HELOC in the next year or 2. 

Wayne market? 

@Linda PhamAll our midterm rentals are in Colorado as are our clients, so I don't know Houston's market.

Make sure to factor in insurance (slight change as rental), property tax (in our market is 2x a primary res), vacancy (3-5% in most markets), capex (old roof?)

I help investors find opportunities in the NYC market, specializing in residential and commercial properties.

The big issue is building a single small residential unit is the most expensive residential development.Here is a list of why adding a single ADU in single family zoned areas in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

Then house hack a 4 plex to start I am sure you can get into one of those in that market which is lower priced than 90% of the US.