I am also still buying flips/LTR..

These days I can't buy a lot for $40-50k.

I mostly buy and hold. 

Buy and Hold investing is a great avenue to begin with as most people live their lives off of residual income. 

When I started aggressively buying in 2019 the median home price in Detroit was $40,000... it's now $95,000.That's massive, and it doesn't matter if it's a small base or not as long as you're putting the same amount of capital to work you'd invest in another market.Second, what are people going to say 5 years from now when the median price of a Detroit home is $200,000? 

If you buy a property with a tenant already there, what if the home needs a lot of rehab when they move out?

Are you agent yourself and what makes you say that you'll avoid buying a home under 1000 sqaure feet again? 

You can also offer to lease with an option to buy to tie up the property until you are ready to purchase. 

Quote from @Atif Khan: Hi, new here. i just finished building my first spec homes out in granbury tx and was looking to buy a few more lots around dfw metroplex.

With pulling out your equity (or selling), you can diversify and buy more.I did sell one of my places and used that money to buy two others.