I disagree with your sentiment about a bull market correlating to my genius I just manage risk properly with a model I have ran for years and in the past month / month and a half have made almost another 100,000.

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

This would be the proper argument for explaining why you should not invest in RE for primarily, but really only, cash flow.It's a store of value against the dollar, and utility for the people. 

However, Austin proper has a high barrier to entry due to the sharp rise in property values in recent years.

We focus on CapEX before beauty. as a realtor we understand selling or renting homes you have to make the home function, Roofing, windows, electrical and plumbing. after we address these we focused on beautify making sure the upgrades match the area and is forward thinking with color scheme, flooring, and flow.

NOT Portland proper that sucks but the metro is quite hot.

Guests appreciate functionality more than anything, so as long as they’re clean and do the job, you’re good to go.Little details like this can make a big impact on guest satisfaction.

However, once a portfolio is properly diversified in a rather small number of different investments, the portfolio has reached maximum risk aversion by diversification.  

There's certainly been an uptick in available properties over the last few years as some owners have grown tired, new construction is booming in new lots and ones that were lost in fires, & investors who bought in 2020-2022 who may've overpaid and weren't properly set up are struggling.

These softwares have a lot of functionality, but honestly there is a steep learning curve and the functionality is probably overkill for most rehabbers.FlipperForce - Web-based House Flipping Software built specifically for flipping & rehabbing houses w/ Estimating, Gantt Scheduling, Task Management & Budget ManagementGeneric Project Management SoftwaresThere are nearly an infinite amount of potential generic Project Management softwares available that provide powerful functionality for managing project schedules, tasks & documents.