There was only a tiny bit of leakage through the planks to the underlying hardwood.

Hi @Adam HumesFinding a standard, turnkey "buy and hold" that produces solid cash flow from day one is incredibly difficult here.There are always opportunities for a buy and hold to cash flow though these are pocket opportunities.

If you have to sell sooner than planned, it’s usually harder to maximize your return.From an income standpoint, small multifamily properties generally outperform single-family homes because they produce more rent.

I have thought about buying, but prefer the quality I can produce over potentially questionable quality for similar price points. 

Even $50k trapped and I have a 200% short term return from the value added above alone.if I have $0 invested, even a couple hundred a month of real cash flow (after properly allocating for all expenses including future cap ex) produces a great return.i suspect there is no bigger factor in the return than the value added and this is because the higher the value added, the less money gets trapped in the property.  

Given the low interest rate, it would probably produce some cash flow.  

Either way, I doubt either one of these would solve your problem since kids running simply produces too much vibrations.

The lesson: with solid planning, adaptability, and strong support, even major projects can produce exceptional results.

In Austin, there are a few channels that consistently produce off-market opportunities, whether you're targeting entry-level flips in 78745 or mid- to high-end areas like Jester, Westlake, or Barton Creek West.Some of the main sources I see working right now:• Driving for dollars in long-term ownership pockets• Pre-foreclosure + delinquent tax leads• Probate/inherited properties• Networking with local investors + RE agents• Builders offloading lots or heavy fixers quietly• Wholesalers who specialize in distressed or dated SFRs• Tracking aging or deferred-maintenance homesI’m in the Austin market daily and the deal flow has been all over the board lately — everything from heavy value-add homes to infill lots to luxury fixers.Curious what type of project you're aiming for — entry-level flip, mid-range, or something bigger?

This investment seemed obvious to me, but apparently not to my friends.So the brrrr investor #2 has 2 brrrrs complete that likely look to produce a good return and a 3rd that likely still looks like it will produce a good return.