Absolutely agree.

I totally agree that the property must have a positive cash flow when moving out.

Agree with the first part, but not the second.

@Kitty Walker- As an investor, I've refinanced multiple Padsplits and co-living properties (where we go direct to tenant without Padsplit), and I generally agree with your last statement, with some caveats:- if the renovation is done well, the appraiser may not even say anything that would indicate it is an "abnormal" SFR (has happened multiple times with me)-the investor may be wise not to make the house crazy- just leave a nice open living room, put double doors on the dining room so it can function as a bedroom now but be easy to convert later, etc.  

An I agree with you, it's about jb growth, population growth and employers moving into a market, all of which is happening in Texas, and many parts of the SoutheastGino

Keep in mind how most emergency remediation companies work: The actual damage was probably under 1,000 to repair but they charge 10,000 knowing that your insurance will balk at the $10k and contest that amount, then they will probably end up agreeing to pay 5k so.

I agree, seeing migration patterns coupled with insurance costs and insurability might be a good macro-economic indicator.

However, if you're looking for a more stable property then I would agree with the others and suggest a househack of maybe a triplex or quad.

Both parties have agreed on price however seller needs max of two weeks after closing to move out since they need funds from the deal to move. 

Agreed with the above, I'd waive the fee for a good tenant.