People are upset whenever their apple cart is tipped over, no matter how much logical sense it makes, and being mad is a typical response. 

I attend that club even though its an hour drive to get to it.Then, TVREI Temecula and TVREI Apple Valley.

Do you see Nike/BMW/Levi's/Apple putting up bandit signs?

Everything from:(1) contract a property manager, (2) analyze lenders apples-to-apples, (3) engage your contractor (and I've even included a document for your contractor to use to provide you itemized bids on work - no more guessing what you are paying for), (4) a lease agreement, (5) a "checklist" of business incorporation items to launch your real estate LLC and (7) even a BRRRR deal analysis spreadsheet so you can know right away if you'll be making a great deal.Let me know if you are interested in the tools and I can share.

That will save you some time and should provide you with the structural scope to ensure you are getting an "apples to apples" bid from restoration contractors.  

When comparing the two returns, I want as close to apples vs apples as possible.In light of all that, would anyone invest in cash flowing rentals when the potential appreciation is little to non-existent given the goal is cashflow only?

@Victor Valle -Knowing what you'd do with the $165k is the key piece ... until you have that identified, we're comparing apples to oranges.If you're curious what that $165k could get you in the Raleigh/Triangle metro, shoot me a PM - I'm happy to share some thoughts.

I purchased in Cedar Park because it's in a great neighborhood, has good schools, and is near The Domain (including the new Apple HQ).

Don't label yourself as "hey if I can just get a bite of the apple I am OK with that". 

I'm not local, so would love broker recs who can help me compare apples to apples!