You CAN'T achieve 30%+ returns consistently without bearing more risk. 

By targeting better locations, leveraging Section 8 for consistent cash flow, and balancing low acquisition costs with high guaranteed rents, you've achieved impressive results like $1,100 in net cash flow on a single property.

I too have feelings and thoughts about the programs.After I get past my feelings, I have found that I consistently get paid and vacancy is low. 

Their rating and reputation have been consistently improving since then.

This team consists of an Investor Focused Agent, Lender, Contractor, and PM.Read this article on the "core 4".

For us to guarantee a deal, it is contingent on them making reasonable effort (3-5 hours/week consistently, for example).

@Josh Otero not being consistent, the devil is in the details.

It sounds like you've done well so far with the rental, especially with consistent cash flow and great tenants.

McKinney is thriving, but so are other parts of North Texas, and a broader perspective could reveal other great opportunities.Here’s what I’ve observed managing a significant number of rentals in the area:Bedrooms and Layouts:3-bed, 2-bath homes consistently attract the largest pool of tenants and have the highest occupancy rates.4-bedroom homes have grown in demand, especially with the rise of remote work, as tenants look for extra space to use as a home office.Square footage is less critical than number of beds and baths.Supply and Demand:McKinney’s growth is driving demand, but the quality of the location matters greatly.

Digitize physical receipts for easy storage and use a consistent naming convention for easy sorting - 2024.03.25 Home Depot.- Maintain proper records, such as contracts, settlement statements, and promissory notes.