I'm in Coppell and Southlake , but travel all over North Texas if you want to meet up.All of the cities you mentioned are probably good targets and where the better action is.Flips are not easy right now, so I would keep open on the 1st one to any and all those cities.

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.

I just paid off another DSCR so pleased to be in this position. 

Primarily looking in East but open to just about anywhere.

Cost segregations, bonus depreciation, etc.....are just ways and methods of writing off more or less at certain times.

If you would like to avoid that process, then you can either close with a portfolio loan or DSCR, and just vest title in your LLC from the beginning @Lau Cor. 

I just moved from Houston after living there for about a dozen years.

TO put it in terms, I got to a point in sec8 where we'd come into a unit and say "Oh man REALLY, come on, can't it just be a dead body or something" lol. 

It depends on various aspects like how involved you want to be, how much time do you have, do you want to do renovations and select tenants yourself or are you happy to turn all of this over to a company that does all of this for their livelihood and just grow a portfolio with them? 

@Kim Huard ah the age old question of to sell or hold.