It's might be the case that it's hard to find cashflowinf properties, especially with 7% interest, in a fast growing cities. 

While this isn't a hard and fast rule, more often then not, these are the guys that can't manage their schedules well, and will be gung-ho on your job for a couple weeks, then be flaking out as they picked up too much work and are trying to keep too many homeowners happy.And lastly, the more detail you have the better the bid will be with few change orders.  

Fast forward to now & there are no permits that have been issued since 2019.

If the tenant is belligerent it could go bad fast. 

Just for the record I bought my property in Ocala in 2017 for about $145k (3/2) and it had survived 2 hurricanes, appreciated $100k+ and has rented very well so she wasn’t remotely close to being correct. fast forward a year or two later and I got an email that Wagner had split from Jean and “borrowed” all her contacts and they are no longer associated with anything he markets.  

(I would not specify how much.)If the property needs a ton of repairs, then even buying it subject to the existing mortgage may not be enough to make this a viable deal.You need more info, and fast!

Reflecting with the beaty of hindsight, I thought it might be worth revisiting some of the strategies mentioned here to explore how they’ve played out over the past year.For example, in early 2023, property values in areas like Bay Park and Clairemont were climbing fast, but they’ve since stabilized a bit.

Like you said, you don't want to grow super fast so take your time and watch the mortgage markets.

Fast forward, I called the agent this morning.

Jarrell is on the north side of Georgetown and within the very fast growing Williamson County.