Save $$$, get creative on a rehab to cut the budget, look for cheaper RE, or leverage PM.

I am disappointed in their results due to poor NOI and I believe they didn't do a decent job in due diligence prior to purchase. 

Or it is a working class area with a lot of jobs that are likely to be heavily impacted by a recession.To understand these risks, unfortunately, takes experience.  

Think about how these fees cut into capital gains! 

Some have done owner financing with an agreement to pay all interest and equity splits when the home sells others have done it where they do a quitclaim adding their name onto title with the seller so once rehab is done the seller can't try and cut you out of the deal. 

It insures all types of risks but does do a nice job with rentals in many markets

If you wanted to earn $200k to live on at a W2 job....you'd need to earn significantly more because you'd have to pay income taxes, and payroll taxes on the income; where as taking on debt isn't taxable at all. 

With people continually migrating from CA, more jobs moving here (Tesla Semitruck factory being built as I type this), I don't know how this gets solved. 

@Amir PortalFort Worth (Southside): Affordable entry points with growing rental demand due to development and school proximity.Arlington: A solid mix of price points and strong rental potential, especially near UT Arlington or entertainment districts.Focus on areas with rising population growth, job opportunities, and low vacancy rates.

I realize I am not cut out for the entire REI process of consistently finding multiple properties for particular exit strategies.