Reason for the long close- the buyers were developers out of Canada, and had to move their CND over to USD, and pay exchange rates on top of that, which was a time intensive process.

Nothing crazy intensive, but definitely things to know.2) But then again, what is positive cash flow?

This will be more labor intensive overall, but your IRR would be much higher going this route...

I just don't know anyone achieving those kind of numbers here except for in North Tulsa which is a C-D/management intensive area.

Your initial numbers look quite solid, certainly good enough to merit a couple of days of more intensive due diligence.

Looking to get out of Brandon Turner's "Analysis Paralysis" coined term and really get going in the RE investing world.A little about me is I have been a RE broker for over 3 yrs now,(after ending a career in basketball), experience in both residential and most recently past yr. have been with a commercial firm.

I would call the courthouse in the county where the home is located and see how intense the process is.

If your goal is to buy, rehab, and flip houses, that is very capital-intensive so you need to get funds coming in.

San Marcos has experienced some pretty intense flooding over the past couple of years. 

I understand that it's pretty intensive and slow, but I feel like it could be a good option for me IF I can find the right property for it.