Your monthly cash flow may be lower than the paper figures for lower class props, but your vacancy, maintenance, and turnover costs will also be lower, not to mention fewer evictions.

Welcome home: 525k residents moved to Texas in 2017AUSTIN (Texas Realtors) – The Lone Star State ranked second in the nation for relocation activity in 2017, according to the 2019 Texas Relocation Report by Texas Realtors (formerly the Texas Association of Realtors).The state welcomed 524,511 new residents in 2017, fewer than the 531,966 out-of-state residents who moved to Texas in 2016.

Unfortunately you have to be nice to all of them, because burning bridges with agents is dangerous in your business.

In those cases, landlords would have to provide 90 days’ notice and pay one month’s rent to the tenant, though landlords with four or fewer units would be exempt from the payment.”So it looks like if you buy a property under market rents, you have to do a “major” rehab AND give tenants 90 days notice AND a full months rent for them to move out.

If I had attempted to adhere to the 70% "rule" over the years I would have done a hundred fewer deals and missed out on seven figures in net profit.That said, I still never really buy anything from wholesalers, as I find they're usually coming in at more like 90% when I used REAL ARV and rehab numbers and not their nonsensical projections.

Also note the process with properties marked as dangerous buildings by BSEED. 

I know your heart is in the right place, but what you are trying to do is very dangerous and terribly unfair to your “silent partner.”

@Gilbert VigilIt looks like you have yourself a golden opportunity as well as a potentially dangerous situation.

If your saying your properties will are not self sustaining and your W2 job will cover the expenses, I think it may be a dangerous strategy.

This is referred to as "disparate impact" and can be just as dangerous as discrimination, even if it's unintentional.For example: you live in a community where 60% of the population is black but the police force is 90% white.