You can find properties in the price you indicated but they have historically appreciated less than inflation, they may attract poor tenants, they likely will have poor rent growth    Or house hack local market and need at low as 3.5% but easier at 5%.  

Planning is key here to determine your estimated income and how much gain or recapture each property may produce.

The people attracted to CTREIA are great because its the only real estate group in the state.

Through content creation and speaking engagements, I showcased my knowledge and attracted investors who resonated with my investment philosophy.

I would add "Houston, TX" to your title to hopefully attract people who know that market.

As The Richest Man in Babylon states:"To attract good luck to oneself, it is necessary to take advantage of opportunities."

Where can you find a property that produces a positive return in that scenario?

In appraisal, there are generally 3 approaches to value - sales comparison, income, & cost.sales comparison approach is typically best and most reliable for residential real estate (4 units or less), income approach becomes more reliable for commercial properties (5+ or more residential units), and cost approach is better suited for newer builds, unique, and/or income producing properties.

@Carl Rowles we screen all tenants exactly the same, but know several of our local competitors cut corners to attract more S8 applicants - waiving application fees, security deposits, etc.You can try to weed out applicants that have poor "house maintenance" skills by doing surprise zoom calls and asking them to show you their kitchen, bathroom and another room.

For flipping you have to be in a viable market that produces such opportunity.