Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.

In 2023, we sold it for $245,000, achieving a strong return and leveraging the experience to fuel future projects.

Target ReturnsWhile target returns are crucial, these should be discussed only with investors—not brokers or others helping you find deals.Sample Investment CriteriaHere’s an example of well-defined CCC:Location: Primary and secondary cities in the Southeast with population growth.Type & Class: Class C garden-style or walk-up workforce housing with repositioning opportunities.Age: 1980s construction or newer (case-by-case for older).Price: $5M–$12M, requiring $1.5M–$3M in funds.Size: 100+ units.Cap Rates: Market rates.Roof Type: Pitched roofs preferred.Value-Add: Opportunities for improvements or better management.Why This MattersBy creating crystal clear criteria, you:Avoid wasting time on deals that don’t align with your goals.Build trust with brokers and partners by demonstrating a focused investment strategy.Increase your chances of finding deals that meet your financial and operational objectives.I'll be posting each chapter as I go through them so you can follow along from my notes and we can discuss different strategies.

Primary issue I see is being priced too high for the current market by a few hundred dollars. 

Background: was primary residence for 10 years .

My situation currently is I have 1 SFH rental that is owned by my LLC and doing well, and also I'm doing a live-in flip on my primary residence.

However, there are ways to leverage SBA loans so they can buy a new primary and then look at their current property as an investment property and secure a DSCR loan to redevelop and rebuild.

The primary advantage is the tax-deferred or tax-free growth—like other IRAs, any profits from real estate investments grow without immediate tax consequences, which can significantly boost your retirement savings over time.

Purchase price: $325,000 Cash invested: $150,000 This was our first primary home and was converted to rental after living in it for 10 years.

There are some New programs coming for 2025 for primary homes, Vacation homes, and investment properties.