@Richard Mahn Since you live in Williamson County you may have just been sticker shocked (I know I was when I saw my nearly $22k tax hike) with the recent property tax increases from Williamson Central Appraisal District (WCAD).

I set out 45-50 letters to absentee owners and one of the letters cam back with the yellow "return to sender" stickers.

Those figures are accurate, but may be slightly less depending on selections of finishes, fixtures, etc.Also- garage space should be removed from the square footage estimate as it builds at a much lower rate.Sorry about the sticker shock!

However, after we took the courses which weren’t cheap, there was serious sticker shock I tell ya, we now are always going for 50 units and up.

I wouldn't consider it unless it had recessed lighting, smooth walls, no 'sticker signs', etc.

You can also put a big sticker or some other visual reminder on the IRA LLC card to ensure you do not use it inappropriately.

Just closing costs can be sticker shock for some.

The whole reason you like cash flow real estate is because the tenant pays your mortgage for you and that'll continue to happen whether the sticker price of the building goes up or down 10% in a year.If you like the investment thesis for cash flow real estate and really want to "buy and hold for the long term" then it won't matter whether you buy at today's price or next month at 98 cents on the dollar or next year at 110% of today's price or 2 years from now at 75 cents on the dollar.

It isn't the sticker price that has the greatest impact on your profit/cash flow. 

At first, I did some of the demo work on my own after receiving sticker shock from some of the contractor bids (I grew up in construction, built my own home, and my father is a contractor).