I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

I'm struggling because the first 3 homes I bought were homerun off market deals 3-4 years ago w/ great cash flow and appreciation. 

It will be very difficult to cash flow in Austin using traditional LTR methods unless you put down a huge down payment.

@Cosmo DePinto,I’ve seen investors do great in Huntsville—let me share a few detailsIn short, yes—it’s arguably one of the strongest markets in Alabama for a balance between cash flow and appreciation.

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

The substantial cash need for large down payment or all cash that most others don't have .

I am considering buying the property in cash then hiring Servpro to fix the cigarette damage.

Hey @Otis Clayton,Partnering can be a fantastic way to scale, but setting clear expectations upfront is key.

That means paying all cash isn’t an option unless you plan to bring another $600k to the table. . 

I do not have to much cash for a down payment but was thinking of doing a HELOC on one of the rentals to get more cash and go the BRRRR method.