Brandon mentioned lowering the offer and something else I can't remember to arrive at a purchase price that'll give closer to a 12% cash on cash return.

Start connecting with Realtors in the Texas area for you can begin looking at properties once you arrive.

The fire department arrived and they flooded the kitchen and chopped the walls open.

I am most comfortable with SFR but am intrigued by a duplex to quad unit, but at the same time they worry me if I ever had to get out quickly and quality of tenant potential.So my thoughts on my options are:--Take out both HELOC's and 401k loans and sit on that cash in a money market or similar vehicle along with what I have already to wait for the crash (whenever it arrives), using my personal and rental cash flow and redirecting the extra I'm paying on those existing mortgages to pay off the HELOC and loans quickly--Use my HELOC and stockpiled cash today to go into another, cheaper market somewhere else in the US, and buy up 3-8 more properties, either leveraged or outright. 

Provide a packet to the Refinance appraiser that includes copies of the pictures, a detailed list of the work you did, and copies of the comps you used to arrive a your expected ARV.  

You will be lucky to break even.I strongly recommend you stay conservative with all your analyzing until actual numbers can be verified.How did you arrive at your Offer price?  

Brief overview of how I've arrived at some of the numbers: - Comps in the area for the ARV- Estimated rental rates based on local similar properties (this place is currently vacant)-Estimating the repairs on the home in a general sense: 30k per side (still need to learn more on repair costs)Am I doing something wrong here? 

If my wife and I plan to clean and we don't have another guest arriving that day we will try and be accommodating.  

We told tenant A to call the police and we did (as managers) also.When the police arrived, they said they could do nothing, and advised tenant A to sue us, the management company.  

My obvious concern is that we'd put $60k into it, have it off the market for a while to get there, arrive in September/October and find ourselves having to accept an offer at $380k.