Think of all the horror stories about tenants maxing out the heat with their windows open during the winter, deliberately running water bills up, etc. 

Since the Internet is flooded with trash information, AI absorbs it and produces its conclusions accordingly.

A decent home away from the water in Rockwall should cashflow (unlike Plano and Frisco), look off John King blvd, or parts of Fate.

If you can attend local investor meetups, that’s a great way to gain market insight and connect with reliable people.It’s also smart to start small with a couple of flips to test the waters, and make sure you understand the local market dynamics before scaling up.Good luck with your expansion! 

So multiple eyes and local expert providing local cost and input on lifespan.Here is an example that has a part that is more expensive in my market than other markets (unlike most parts that are the same everywhere, so in this case your cost should be significantly less due to both cheaper part and cheaper labor): $1600 40 gal water heater installed (this is good price for a plumber, a little high for a handyman) with expected life of 12 years (i have some that go 20 years and some that die in less that 10 years (mostly rheem die in less than 10 years), 12 years is fair life expectation

What type of MEP work are you putting into the design for getting the sewer, water, power, and internet (assuming you're not extending gas) to the inside of the building? 

How long will you go without hot water before withholding rent, calling the city or just moving out?

All the water from the crown of the road floods onto my property and I was informed its illegal to discharge water onto anothers property and that the engineers could apply pressure to the city to have curb and gutter installed.

Subtract $350 for HOA dues, maybe another $400-$500 for electric and internet, and potentially water bills. 

Great people, intuitive platform, get their K1s out on time and returns have met expectations...one of the reasons I am invested in two funds at this point as the first investment was really to test the waters and validate I was a good fit.