The investor sector of the real estate agency side is different than the residential (more single family heavy) side for many reasons.

@Craig Curelop is a great resource to assist with this as he is in Denver and wrote the book on house hacking for BP.You are a little numbers heavy vs. expectations meaning that it seems like you are really counting on these numbers to work and they could be tight which can be scary for a first property.

Like others have said, 40k rehab budget on a property worth 55k would be considered heavy rehab.

*Hard Money Loans: Ideal for quick property turnarounds and rehab-heavy projects.

I've been looking to branch out to a few different areas on the East Coast that would necessitate a property manager but Texas and its heavy investment in business, including the major tech investments in the works around Sherman are very intriguing.

When funding is plentiful and flips are rare, the competition will be heavy and experienced flippers with teams will take smaller returns just to keep their guys working, which means inexperienced 1-man crews will be shut out of the market.

Which will inflate market prices int he segment seemingly over-night.

Quote from @Zachary Ware: A PadSplit can be very heavy in CF but be careful if you are renovating a house and adding extra rooms.

However, it’s important to factor in HOA fees, local regulations on short-term rentals, and property management logistics.The Las Vegas market doesn't follow the 1% or 2% rule typically seen in cash flow-heavy markets, but it can still offer good returns through appreciation and strong rental demand.

48221 is investor heavy.