Personally, I find BTRs to be more predictable with fewer ongoing maintenance issues, and they tend to attract high-quality tenants.

For this first property, looking for something in the $100k-200k range.

Investing in  2-4 unit properties within the Dallas-Fort Worth metroplex would be ideal but I am also interested in other potential deals, that fall within the 2-4 unit range.

Most that do this, are subs from large metro areas that do a lot of work with a reputable builder. 

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.

The Importance of a Great Real Estate Agent: A Personal Paradigm ShiftI got my real estate license a while back, and I always heard people talk about the importance of "bringing value" as an agent or broker.

I moved to Ohio and now work as an agent and a new investor in the Cleveland market.Single families are in the 90-120k price range, and duplexes are in the 120-180k price range.Many out-of-state investors have grown their portfolios in Cleveland using the BRRR strategy.

Likely the reason it cash flows on paper is due to a very large construction component that you might be underestimating.

@Marc Zak Using an LLC for each property provides strong liability protection by isolating risks to individual assets, with income and expenses flowing through to your personal taxes on Schedule E.

We have many efficincies under management with a ~10% vacancy rate with prices ranging from 485-625 depending on location property quality and amenities.