Few points I want to highlight, the 401K I'm talking about is with a former employer, so I'm not contributing anything to that plan and currently losing money (I had ~6% ROI within 7 years when I was employed with them). 

We do have some businesses popping up in the last year or so highlighting the town, ie. craft cidery, winery, couple restaurants, etc. 

One thing to be careful of is that while there are bargains still out there, there are still areas that you do not want to be investing in so a recon trip to highlight focus areas (good and bad) would be recommended. 

Thanks for the highlight!

I'll get into that more in later posts, hopefully it will highlight some things to be careful of and prevent mistakes for others. 

https://www.har.com/content/newsroom/Houston Real Estate Highlights in November • Single-family home sales increased for a sixth consecutive month, surging 25.6 percent year-over-year with 7,990 units sold;• The Days on Market (DOM) figure for single-family homes dropped from 59 to 46;• Total property sales shot up 28.1 percent with 9,660 units sold;• Total dollar volume jumped 43.9 percent to $3.1 billion;• The single-family average price achieved a record high, rising 15.0 percent to $341,765; • The single-family median price climbed 12.0 percent to $270,000 – the second highest median price of all time; • Single-family homes months of inventory registered a 2.2-months supply, down from 3.6 months last November and below the national inventory of 2.5 months;• Townhome/condominium sales jumped 23.4 percent with the average price up 2.5 percent to $224,130 and the median price up 11.8 percent to $190,000;• Single-family home rentals fell 11.1 percent with the average rent down 5.5 percent to $1,882; • Townhome/condominium leases declined 4.0 percent with the average rent up 11.5 percent to $1,674.

IF it doesn't have their name highlighted in a blue background (like yours is above) it didn't work properly and you should try again.

Link to the BP analysis: https://www.biggerpockets.com/calculators/shared/7...Highlights: $239k is the counter-offer seller madeCollege rental with 10 bedrooms (1 2-bedroom unit, main house is 8 bedrooms)Fully rented it's grossing $4k monthlyWhat I'd love to hear from you guys:What am I missing?

Yes, you read that right...free money.The explanation of this is a little long for this format, but I'll give you the highlights:1 - Because there is no collateral, when you flip the "cash like substance" (that's what I call it) through a deal, unlike a collateralized loan, you get the principal (this money) back...along with the profits.2 - ...to use again, and again, and again...3 - ...but you only payed for it one time.This is why I say, if you use (not spend) this money correctly, the initial cost is the ONLY COST...as in, you can have unlimited use...but only pay for it one time, and that one time initial cost is insignificant. 

.- I do all my own marketing, social media, listing vacancies on websites, etc (we are at 0% vacancy)- I have intimate knowledge of all previous maintenance and the layouts/highlights of each unit, relationships with subcontractors, and honestly I have personal (PROFESSIONAL) relationships with each one of my tenants.I'm sure I could think of some other benefits to hiring me.