It's an amazing market to be in because you can still find the 1% rule and positive cash flow while getting amazing appreciation potential.

keep going after it. run lots of numbers and do a lot of underwriting. feel free to reach out at any time if you need help in your market. these properties that are 3 units are rented and then a cash out refinance that not only makes money but returns full capital to the investor on DSCR loans similar to the interest rate you mentioned above. 

Purchase price: $275,000 Cash invested: $300,000 Sale price: $1,300,000 Luxury build in the city of Bellaire, ongoing project.

Purchase price: $1,150,000 Cash invested: $200,000 Sale price: $1,599,000This beautifully renovated single-story home features 4 spacious bedrooms and 2 modern bathrooms, situated on a 9,000+ sqft lot in a tranquil cul-de-sac.

@Shayan Sameerif you are putting down 20% cash but borrowing 80% from a HELOC, i still think you won't cash flow.i also get nervous when people throw out entire states. 

Cash Reserves & Emergency Fund✅ Have 3-6 months’ worth of expenses (mortgage, insurance, taxes, and maintenance) saved.✅ Keep an emergency fund for unexpected repairs and vacancies.2.

Your option there would be to increase the duration of the payments or pay him more down if you have the cash. 

PLus after the 10 year tax abatement the cash flow will be severly impacted2.

Purchase price: $285,000 Cash invested: $33,500 In May 2024, I purchased this duplex as a house hack opportunity located in the heart of College Station.

Purchase price: $400,000 Cash invested: $20,000 Sale price: $620,000 Bought near a private university with the plan to live in it before renting it out.