Let your tenants pay down your mortgage, enjoy more tax breaks, hopefully some appreciation and that way you will have another property under your belt that will eventually get you where you need to be.

Keep your cash and get a few mortgages under your belt.  

I don't have any deals under my belt so the thought of something so close to home is intriguing.

I love real estate and just want to get the first property under my belt.  

If you need a Lean Six Sigma black belt let me know!

Jobs and people continue to move from the Rust Belt, making the Texas cities larger and causing more demand.

If you already own it, I'd flip it and move on with a few lessons and more experience under your belt.

I really want a multi family under my belt this year.

Once you have a few local investments under your belt and have some hands on experience, then and only then should you consider out of state, but by that time I'd bet you would come to the same conclusion I did which is that there are plenty of profits to be had locally and there is no reason to venture out of state.

Then start subtracting your cost of materials: $8 each belt (*10) = $80 .75 cents each edger disc= $75. 5 gallons of poly= $200 (if you're buying decent poly). 2 gallons stain = $804 screens $30Buffer, drum, edger rental $350 or moreNow you're fast approaching $800 in materials and rental equipment, plus your 4 days of labor and opportunity cost.