Now I am headed south to the warmer climate to semi-retire.Here is my QUESTION?

@Nathan BahrMy climate gets cold but probably not as cold as yours.

@Mike Reynolds The help is much appreciated, I’ll reach out to Mike and Ethan.Good to hear about the climate of the town.

What is the key ingredient to consistent deal flow and getting them closed no matter the climate of the market?

This is Texas though like you said, so I figure a lot more people have pools here due to the climate so I wouldn't say that's a concrete number all through the U.S.

In this climate, if you go to an A or B+ grade neighborhood the cap rates are very compressed and if you go below that the cash flow will be incredibly volatile due to tenancy issues. 

Their criteria are rigid and hard to meet in this current climate, so I'm concerned that if I go that route and it takes 1-2 years to get in the game then I'm missing a lot of learning opportunities from just buying my own small deal to learn the ropes. 

So my question is, based on your experience, is house-hacking a 4 plex a good option this year, or would a different strategy work better considering the current market climate? 

December and January are slow months, especially in colder climates. 

I will definitely have to be prepared for the change in climate.