McKinney and Princeton have been growing a lot and it is a good place to invest, but it is always related to what you are looking to achieve in a rental investment, appreciation or cash flow.At this time that area does not offer a big cash flow and due to the amount of development going on there, rental demand has declined a bit.In any case you have to make an analysis case by case.

Any ideas or guidance James Dainard or anyone else could offer in this regard?

Using your ratio that leave 13.38% for pm, insurance, maintenance/cap ex.  

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.

Using a large RV or boat for business purposes offers potential tax benefits, but it's essential to navigate IRS regulations carefully.

No longer can buyers underwrite to $1,000/unit payroll and $250/unit insurance expense. 

This is accomplished with an excellent team around you including an investor friendly Realtor who ideally is an investor themselves, property inspector, property manager, insurance agent, and asset protection and business attorney.

Fannie Mae offers much more flexibility regarding the types of renovations you can and cannot do.3.

Now more than ever, I am seeing offers required to be submitted through a portal where the listing agents want no business being involved with up front negotiations.

I've done plenty of deals without and agent, off market not even on the MLS but I'm one of those wholesalers that did things properly, had qualified buyers before even reaching out to sellers and strictly stuck with assignments.Biggest problem is so many "wholesalers" barely have the understand of a deed or what title insurance is so there's an immense amount of knowledge they need before hand which can just be provided to them by getting a license!