Third, I was reading Small and Mighty (thanks Nathan Gesner) and found myself doing a "Wait a minute..." when he lays out that for B-ish SFHs he wants at least 6-7% rental income (after expenses), 3% appreciation, relative to the house price.

Several options, just don't wait.

I think by waiting to last minute to put things together you miss items and year end tax planning becomes problematic.

As I studied earlier, the first thing you should do is marketing, then get a call and do a property analysis to understand if it's profitable for you, then meet with the seller and sign all the necessary papers, then if there is a debt in the bank we do a reinstatement quote, then do a title search to check if there are any hidden debts, if everything is fine we look for an investor or flipper and sign an assignment of contract with him and wait for closing to get our money.

Taking a trip to the city will also help you get a lay of the land and what you can expect from the specific market you settle on.

We would have to come oop about 400-450 for 2nd HH.Also planing to use other rest of heloc for a dscr or brrr so that would possibly help as well.Would you wait until rates drop to do another HH and just buy the brrr/dscr now?

We cannot wait to help more people build generational wealth through real estate this year!!

The house is a good fit for us, and we didn't want to wait.

With expiration, there is a maximum CAP for the area so new license applications would be subject to a wait list.

What I'm trying to say is that going up to 1.5-2 hours outside of even the biggest cities, there are pockets of affordable towns/cities with at least positive cash flow (although its never been harder to find than right now, I've been waiting for 3 years for the market to make sense before buying again).