I am not looking in markets outside of Michigan at this time.

Spent a summer weekend hunting for on-market deals on days off with a realtor.

Study the market.

I own 4 STRs in Indy and have looked into the Nashville, IN market.

Along with our partnership with GS Courtyard Homes this is a thriving and growing community, located in an amazing market.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

Federal Tax Benefits: You can claim depreciation deductions and may qualify for credits like Low-Income Housing Tax Credits or New Markets Tax Credits for eligible projects.3.

Hi Charles,This is probably the fastest way to the poor house, mainly because, in Japan, houses are like cars as in their market value depreciates and goes to 0 over time.

Your focus on the Dallas market and Fix and Flip projects sounds solid, especially with the DIY approach and having an interior designer on your team. 

I would hop that these interest rates are the highest that we will see in the next ten years but you never know where the market will go.