They countered and we met them in the middle at 15% under, and then negotiated an additional $15k off during inspection, so total discount was around $150k off list price/ what they paid in 2022.

Additionally, the beach is still within reach...just a short 1 hour flight or 6 hour drive.  

To build momentum, I’d start small, assemble a reliable local team, and ensure the properties I invest in have strong fundamentals.

So if you are doing an addition, you are only contributing to the structure portion of value, not the land value.

In addition to that, the septic tank is undersized for the size of the home.

With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.

You're also able to work with the utility company to install an additional meter.

If they’re underfunded, you could get hit with special assessments.Not sure about the exact contract with the tenants, but I assume if there is any additional assessment, it would be tenants’ responsibility.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space? 

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

Use a home equity loan (fixed debt) instead of a HELOC (variable equity) and build an additional unit you can rent out in your own backyard.