You mention local employers maybe a gift basket followed by a phone call to those HR directors mentioning that you have a place available for new or existing employees.

One might be able to make a good case that looking forward 10% is a little optimistic, but the CAGR on the S&P itself or an equities-heavy basket of ETFs usually comes out around 8-9% over a long enough timeframe iirc. 

Garland, Rowlett, or Little Elm PonderYou're pretty late to the flip game with that type of budget...Not saying it can't be done, but there's no low hanging fruit esp with a wholesaler fee on top of it...

The mortgage guys really hurting are the ones that built their practice on the low hanging fruit house of cards of artificially low rates, which is rate and term refinance business from a call center cubicle thingie.

It would be easy to do a "mini" cost seg though and take the low hanging fruit. 

in some areas  yes the low hanging fruit has been picked.but there is always deals to be had for those with cash..

This could protect some of your assets so that all your eggs are not in one basket.  

Make me move is not proving fruitful, Darrell.

Call them up and offer them the fruits of your research.

But now I’m reaching a point where I want to splurge a little.For those who live frugally - at what point, if ever, did you start enjoying more of the fruits of your labor?