With how volatile construction costs have been for the past two years, this part of the process as become much tougher. 

If we hadn’t carefully read the long document, life would be tougher now.

you're way underwater.BRRRR IMO is tougher than advertised. 

The loan programs for 1-4 units have more favorable terms depending on if you're buying with income with a conventional investment property loan or having the loan underwritten by the rents with a DSCR / rental property loan. 5-8 loans generally have tougher underwriting and the rates are higher if you're looking at DSCR loan options for 5-8 units. 

You want that tougher enamel-style stuff for base and casing.So it's still 2 paints, but 1 color and finish.

Dallas is a great market for future growth, it's a little tougher to cash flow because of the taxes but I recommend all of my clients to invest there.

Id first write down what your goals are and how much time you realistically have to spend on REI (ie if you work a full time job/have a family/etc flipping or STRs may be tougher than renting a LTR).

Therefore the BRRRR will take some time to have positive cash flow which is similar to the rent ready purchased with high LTV.It is a tougher market than a couple years ago.  

There is always a deal to be had.Be quick, buy with cash and close quick.Need to up the game with direct mailers again, haven't sent them in a while and with the market shifting it's tougher nowadays. 

Vegas local here and would agree with my fellow commentors in that Vegas is definitely tougher if you're looking for cash-flow generating properties.