Also to risk adjust the returns.  

Anyone can put together a pro forma and tell me what the projected returns are, but that doesn't mean squat.

Honestly that’s the reason I even considered a cash out refi sacrificing my low rate for a greater return in an investment. 

If you want to be nice, don't charge a late fee for the rent as she pays it late over the coming weeks.

You would need to find a property manager to care for the investment until you return, which will eat into the profits.

Most sponsors returned my initial message/email within a couple of days.

And when a rising tide is lifting all boats, groups that amplified their results by using risky high leverage could score some massive returns until the music stopped, then will subsequently struggle to keep the rest of their portfolio out of foreclosure.

Texas still has solid growth potential, particularly in cities like Austin and Dallas, but prices have risen, so returns may vary.

The thing is there was a lot of appreciation in 2021 and parts of 2022.Real estate didn't appreciate(in general) much from Summer 2022 to start of 2024.In general, the investment, while lagging behind the stock market return, is not a bad investment.You got 10% cash on cash return in year 1 and 8% cash on cash return in year 2.It was negative in year 3 but that is okay if you beleive it to be around 10% going forward.A lot of investors are starving for cash-flowing deals so I am surprised these properties didn't appreciate much.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.