I'm wondering if anyone has some baselines or targets that they shoot for in Royse City and Rockwall, TX.

If you're not set on a specific market, it's worth waiting until you choose, as forming the LLC in your target state can simplify compliance, property registration, and taxes. 

As others have said, if you post the address you will get more targeted advice about condition, price, photos, strategy, etc.

From a credit perspective, house hacking also helps you build strong cash flow, which can make it easier to secure financing for future deals.Additionally, if you're targeting high-appreciation markets, you could also look into cash-out refinancing down the line to pull equity and fund additional investments.

Ensure the deal has a solid profit margin by subtracting the purchase price, repair costs, holding costs, and your target profit from the ARV.

Networking with brokers, wholesalers, and property managers in your target markets can open doors to off-market opportunities.

Distortion by contrast: MI targeted a lot of high income earners who lived on the coasts, WA, CA, OR, MA, NY, DC ect.

Seller financing will be "golden", turn-key is the awesome sauce, and with a target of APPRECIAITON, so appreciating market NOT based on hopeium but on MATHS.

We Have targeted the areas just outside go the Charlotte metro, about 45min drive.  

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.