I have had my brushes with not so honest people in this private lending world.  

Stick to cream, off whites, grays for colorAnother tip: I used brushed nickel finishes because they are a lot more "water friendly" Black and chrome fixtures can look awful if they are not constantly cleaned. 

WikipediaBoth state and metro populations are increasing - Do not buy anywhere if the state or metro populations are static or decreasing.

I had already purchased and designed the kitchen prior to closing.4) Acquire general supplies and fixtures ahead of time, big box construction stores have generous return policies and it will save you time and headaches of having to run out for a paint brush.5) Meet inspectors and code enforcement officials in person and don’t be a jerk, approach any conflict with curiosity and understanding and ask how they would like to see you address any issues.

I started my sales career selling fuller brush door to door at 14.. it creates life long skills.My dad did door hangers for his real estate business for two decades that's the only way he got leads.but keep in mind he did it on steroids we had a huge printing press in our garage and I printed the door hangers after school. and then we would grab all the neighborhood kids on sat sun to put them out door to door..once he scaled it even bigger U pick up paper passers at the homeless shelters.. did this for ever.. cheapest way to create leads and hundreds if not thousands of them .

I don't agree with the rigid perspective that one year's cash flows are a static representation of future earnings.  

Will definitely be rolling it into bigger deals, ideally all cash flow positive, but based on this most recent experience even if the initial projected cashflow is negative, I will be giving it a once over before just brushing it off. 

@James KimIf your hvac system doesn’t have a variable speed drive and slow down at increased static pressure then yes a bypass damper should be installed otherwise you are stressing your system as it will be trying to send the amount of air for the system through one zone which will hurt your system and make it sound like a plane is taking off as well.

How does Brush Park compare against it?

Clear brush/trees, subdivide and sell lots, build RV/Boat storage (Texas counties have no zoning), Self storage, add some ponds, plant some trees, look for "Bad" properties and make them good.