Louisiana is also a very landlord friendly state and that doesn't hurt either.I have been looking at the rental data in New Orleans lately and it seems like there may be a surplus of rentals available, most likely due to the STR rules causing people to switch to regular long-term rentals.

Investment Info:Townhouse buy & hold investment.

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You are likely to appreciate, but you never know what will happen with the area as a short-term location so your hedge is on cash flow and maybe slower appreciation than regular single-family residential homes.

Usually for first timers and low down buyers the underwriting is a little more simplistic than traditional buy/hold investors purely seeking yield. 

Are vacant properties in Texas a better investment compared to other property types, considering factors like acquisition costs, demand, potential appreciation, and holding expenses?

I'd see if the employer would let me receive part or all of the bonus in 2025 for a number of reasons:- More time to pursue and execute tax-saving strategies- (Possibly) more time to hold on to the $$$ before taxes are due (2026 vs 2025)- Chance that, post-election, there is a possibility that there could be tax changes effective 2025 that could possibly help your situation. 

But if you don't have any kind of regular income, you might be happy making $20k or even less. 

I'd told my agent this a few weeks ago, and my agent told me technically he is owed a 3% commission but he won't hold that against me since it's a family member and I'm starting out.

I’m ready to scale and begin my own portfolio of buy and holds using the BRRRR strategy.