Hey @Max Dauer, so during the high season, probably about 5 hours a week.

I dont know the market in Las Craces.....but in the DC area, we definitely have a seasonal adjustment on sales, and if the property was here, it would have been listed at the worst possible time. 

The reason I say off market is because most seasoned real estate investors do not want to buy someone else's investment flip and if the property is a deal such as the ones you are looking for, it will likely sell quickly, which leaves you with the leftover inventory unless you're ready to make a quick decision every time.

However, be careful about seasoning periods on the new loans. 

Killeen is a good cash flow market, but you have to buy in the right area and also time your tenant turnover to the Permanent Change of Station (PCS) season since it is predominately military town

Not sure when you purchased the property, but keep in mind conventional loans require 12 months of seasoning before you can use the appraised value for a cash out refi.

I'm particularly interested in:Finding Mentors: Connecting with seasoned investors who can offer guidance and insights.Networking with Professionals: Meeting real estate agents, lenders, contractors, and other professionals who can contribute to successful deals.Exploring Joint Venture Opportunities: Collaborating with other investors on potential projects.Learning About Local Market Trends: Gaining a deeper understanding of the real estate dynamics in these areas.I'm open to attending local real estate meetups or cash flow groups.

Although one person owes me a King Cake next Mardi Gra season. 

And things could still get rockier, but hopefully your expertise and seasoned investments mean your overall risk profile is very low.

Double check on permits if the previous owners has done a remodel.Do not rely on agents representation.Do not work with a dual agency as a buyer, the agents first commitment is to the sellers.Allow at least a year of seasoning before determining the profits of an investment.Happy to share.