For myself hands down the fastest way to get to Fi is via house hacking. 

Do you have experience “flipping” or managing rehabs, or hands-on?

Dallas on the other hand has more growth potential in certain markets in my opinion.

If you have cash on hand to fund the rehab and want to extract it soon after the project is done, you can use delayed financing.

I just looked at a utility bill with a total charge of $184.12 but $116.50 is from base fees!

Starting sooner rather than later allows you to benefit from long-term appreciation, build equity, and gain hands-on experience, even with a smaller property.

. - Fortunately, our transparent systems allowed the owner to catch it:)- Full transparency - we would have never caught this honest mistake:(An owner also needs to be involved to approve & fund large expenses: maintenance, property tax & insurance payments (if they want to be more hands off), evictions, etc.A great PMC should also have a chat with you annually about your future plans for a property and your portfolio. 

Totally understand that those things don't closely mirror the BRRRR model too closely, but that's what I'm seeing right now. 

We try to save money by occasionally doing our own work, we only have a handful of properties.

Every great multifamily investor I’ve spoken with emphasizes this skill, and I see why.On the other hand, underwriting can be time-consuming and prone to human error.