I’d consider not flipping but getting something to hold in your shoes.  

The single-family home average price climbed 13.1 percent to $377,631 while the median price rose 14.7 percent to $305,000.

It is super difficult for me to imagine being in your shoes but I hope this helps in some way!

However, there was a shoe rack on the door that I didn't pay much attention to until I was closing the door, right in front of my face was an ad**t toy.

Lockboxes, Flash Light, Hammer, Tape Measure, Clear Tape, Large Marker, Multi screw driver, shoe booties, boots, extra business cards, balloons, twine, sign riders (under contract, for lease, etc..) 

But if you look at it as property with 4% coc (which may be challenging to achieve) then it will be disappointing.In a city like Houston, I personally look at an owner occupant house as a depreciating liability - just like car, clothes, shoes, furniture - something that I will use everyday and hence I should like it as a place to live rather than an investment.

You didn't promise a rose garden. 

I’m just trying to see what would someone do in my shoes.

If I were in your shoes, I would contact local folks in the market you want to work in so you can figure out what is realistic in your market. 

I’m a partner at Rose Law Group in Scottsdale, and we can help with this.