Get said deals under contract and sell the contracts to investors i.e.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

In fact, the average real estate investor saved $19,000 annually per property under the TCJA.

And I am betting the headaches is why seller is so motivated and is flashing that $ and hyping it up like it's so profitable, yeah come on do it, it's so great..... it's so great they are chomping at the bit to get out from under it. 

I’m under contract with my latest flip, the proceeds of which will pay off the heloc that I use to buy and rehab properties.

Lets go under at $800 so now monthly expenses are $3,800.

Here's an example of a property I have under contract and my comps on it.

Buy a lot, build a rental propert, to be rented out 2026 for approximate annual income 150k.I understand I can borrow for 1 and (2 or 3), but that would put me under risk i don't want to take.  

Additionally, many deals tend to fly under the radar, so networking within organizations like NARPM (National Association of Residential Property Managers) can help uncover opportunities.If anyone reading this is considering selling their property management company in Texas, feel free to share—I’m genuinely interested in connecting.

The cost of entry is low, and cash flow is high.You can find distressed off-market duplexes under 120k and SFH under 80k in B to C-class areas.