What ever you're doing to find/buy/create deals is working.

@Taylor DaschYou can buy the property in your own name if it's outside the so-called restricted zone.

Hence my take on CA; pricing is way too high and margins way too tight for the risk at playing the loooong game because I simply don't have faith in CA's actions, or better said inactions, for the loooong game. 

The seller will remember you also if anything goes bad with whoever buys it from you. 

What would you say to the first time investor looking to buy, rehab, rent, and refinance in Dallas?

Some buy to park money, others do 1031 exchanges or they simply buy them for a tax write-off. 

Hi Tio, I don't think hiring a professional designer is wise as it will cut into your margins and sounds like you have a tight budget. 

In Pittsburgh it’s the only way to buy rentals haha!

I gave her 30k in 2024 and that was to buy a new car to replace her 15 year old Accord (which just keeps on running). 

Spend a little more money than you might have been planning to, buy in a better area (i.e. not a “turn key” 100k house off the mls), and self manage.