The big distinguishing factor between Rockwall proper and Royse City is school district.

Owensboro, the state's 4th largest city, has a population under 100K, and many OOS investors prefer cities with at least 300K residents and strong job growth.

It’s an uphill battle with the city; many investors can look at this and see that this only forces appreciation and get in even though the cost to play is high.Hope that makes sense.

I have tons of connections with people who do marketing all over the city I live in.

If you are borrowing for renovations, you will likely have a draw fee in the $100-300 range per draw.Selling costs: biggest one is commissions.  

My city does allow month to month rental.

Biggest hurdle right now is finding a reasonable cleaner.

Quote from @JD Martin: Quote from @Jay Hinrichs: Quote from @Matthew Drouin: Small wine town is all I needed to hear.Seasonal tourism is usually not a great industry in which to build a sustainable business.There are probably higher and better uses of your capital near high velocity metro areas.We have small wine towns near our city in the finger lakes region of western NY.  

If built recently footings should have been inspected by city.  

One of the biggest red flags I have as a lender (who lends my own money as well as secondary market loan) is when a rookie tells me there goal is to buy 10, 20, whatever properties in the next year. my next question is how many do you own currently?