Denton is just tough to find the right ROI/Rent/Price ratio. 

It shall be delivered full at the end of your lease or the amount to fill will be deducted from your security deposit.Something like that.Oil is tough on tenants because it costs a lot at a time to fill.

@Mic Salvador,Doing BRRRR out of state is going to be pretty tough, unless you’re willing to move there and live on-site for the duration of the rehab and leasing process.I run a turnkey operation out in Alabama and I saw that @Min Zhang already recommended turnkey as a possible alternative—have you given that any thought?

It’s a tough spot, but it looks like you’ve got assets and options to work with.

Appraisal can be tough on the hard money side of things if a lender requires one.

Unless someone specifically wants to work with us, they have a tough scenario in terms of qualifying, extenuating circumstances... so on and so forth.... 

Hopefully people smarter than me can chime in here for more creative ways to get rehab money, perhaps using the house as collateral in second position if possible.That's a tough one if you want to keep it.

@Steven OlivasI would BRRRR something, but that's just me, and the market is VERY tough right now.  

Either way sales is dog tough and the vast majority of folks out there watching these u tubes and getting excited simply do not have the chops to do sales its not in their DNA or personality  or family situation.Our Daughter in Vegas who has been selling RE for 9 years now is doing very very well..

Between late redemptions and insiders, it is a tough purchase.