The 46218 zip code, specifically Martindale-Brightwood and then Near Southeast were a couple places that caught my eye as more affordable with good cash flow opportunity while still being B- neighborhoods.

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates into 2025).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

I've talked to couple RE agents and for the most part, they are great at sharing their insights to investors. 

Have a friend list the property with a price or requirement that no one can or will meet, list the property for a couple of weeks then cancel the listing.

I do have a couple of LTRs between SFH and duplexes but looking to get into STRs and expanding my current portfolio. 

If you have owned the rentals for a couple of years you can always do a 1031 exchange and avoid taxes by putting the sale proceeds into another investment home.

BPCON 2024 is only a couple days away! 

Worth recently that had a nice ADU and a couple of decent rent by the room type house hacks. 

There have been several high profile incidents in STR in Plano over the past couple of years that I think have made the residents pause to think about how that works in residential neighborhoods. 

Typically it is binary, you either meet the 24 month requirement or you don't...there are a couple of exceptions for moving in less than 24 months which you can review here:https://www.irs.gov/publications/p523#en_US_2023_publink1000...Look at the "Partial exclusion" section