In excel calculating yield can be very lengthy formulas if you do it properly - there are shortcuts that get you close but to calculate true yield you need to input revenue and expenses by month

@Joe Prillaman Not knowing your reasons for getting the RE license and your intended direction of things, I will have to speak more for myself as an investor who got RE license and assume we are on same wave length. I

And I know you're all snowed in down there so I expect a lengthy response :)

I apologize in advance for the lengthy post.Some BackstoryAround this time in 2017, I had two cash-flowing rentals in California and decided it was time to look out-of-state for better returns.

We are going through the lengthy and expensive process to obtain a lender license currently...not fun.  

Houston is more for builders that fit their economics into a formula and since the market is a more stable environment they can predict their returns a bit more - but its a lengthy process and takes a lot of scale 

@David Meyer, You have a lengthy report, and unintentionally I have a lengthy response.

With the transaction being a little less than arms-length, I was more lenient (and trusting) in issues that I would have been otherwise.

I do not agree with a lot of the terms and conditions of the lengthy HAP contract that must be agreed to by you and added to the Rental Agreement with your Tenant.

I tend to hang out in a spot near the river late at night here and have ended up in lengthy conversations with many of them.