It sounds like your background in construction gives you a strong advantage in house flipping and BRRRR investing.

If you stop at the 10 to 20mm range (or less) you can rent/hire most of the luxury items you  ever want, with no commitment, travel the world (if that's your thing).

I strongly recommend getting involved with your local REI meetup groups so you can work out your pitch with help from other landlords.I hope this doesn't come off the wrong way without tone or facial expressions behind it. 

If that’s the case, I’d recommend considering areas outside of Dallas proper where you can still find properties with strong growth potential.Cities like Prosper, Melissa, Princeton, and Anna are excellent options to explore.

While they may face intense competition, if you’re able to hold onto your investment for at least five years, you’ll likely be in a strong position.

Detroit is a market where local have a strong competitive advantage over non-locals so you want to use that to your advantage.

Hey BP Community,I know the market has its pros and cons—affordable properties, strong rental demand in some areas, but also challenges like property management, vacancies, and neighborhood selection.For those investing in Detroit:What strategies have worked best for you (buy-and-hold, BRRRR, flips, etc.)?

The 90% they are paying you back is probably 1/3 of what they're actually making by you committing to a deal.

But, with a strong application process, we don’t have many evictions.  

With strong rental demand, affordability, and plenty of value-add opportunities, Birmingham is looking like a solid market for investors.