I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

Rates are a bit higher but if you can leverage up to do more than 1 flip at a time, it will be worth paying the lender fees.

I can feel that you have embraced the move and change. if you want to meet some local investors there is a meet-up next Tuesday. it's posted in the classifieds.

Beyond trying to connect on this forum would recommend look in the BP Meet up section and checking out local DFW FB RE investor Facebook groups as well as Meetup.com and Eventbrite for local events. 

I have a day job but if you are around Saturday, maybe we can meet up.

And you are looking at an interest rate around 7% instead of over 10%. 

I believe this because I think that on the whole, his first two weeks of actions are likely to: - Have zero no impact on near-term supply (deliveries for single family and multifamily homes 2025 are a result of actions put into motion several years ago)- Put upward pressure on interest rates: Trump's demand that the Fed lower rates will have absolutely no effect, other than providing a cheap source of easy social media clicks and engagement for real estate pundits. 

@Eli Fazzo The 6% rate is a bit of a misnomer. 

If a deal doesn’t meet your criteria, don’t hesitate to walk away.4.

Go to some meetings ahead of applying, talk to the members of the board and ask questions if you have any.