I can't speak on behalf of the Dallas market, but the reality is prices have been fluctuating these past months so the estimates will vary dramatically based on how much data is pulled. 

My rentals, thankfully cash flow pretty well, but not dramatically better than my syndications, and the expense of performing a cost segregation on a single family negates the value for me.

Though finding the right property is very tricky here as neighborhoods change, sometimes dramatically, street by street.

(I could have said 9 out of 10, but 90 out of 100 sounds more dramatic no?)

Right now, most lenders have a minimum as low as 620, but you'll be dramatically reduced on LTV (around 50-55%).

I don't think he is talking about doing a huge rehab and dramaticly increasing the property value.The bank isn't going to give him a refi with that big hit to his debt to income from the HML.

That number may decrease dramatically soon:https://www.atlantaga.gov/gove...Several key points: * you cannot STR if your primary residence is not atlanta* you can only STR your primary residence (in atlanta) + 1 additional unit.There are other restrictions, so read carefully before investing.

Putting these two equity descriptions together means that as your equity grows from appreciation, it is deluding the value of the equity (if it stays in the same property).Now sell the property, move the equity you gained from appreciation, and use it once again as a 20% DP, and that same equity is now worth (buying) 5 times it's face value...and, the cash flow should also increase dramatically. 

I have a seller who is dramatically overpriced for his listing (on the MLS for 300 days when the market average is 65).

That allowed me to immerse myself in the Chicago real estate market/industry which has been an absolute game changer and dramatically changed my life's trajectory.