Hands are full all the time.So I would just be very careful getting into a field you admittedly know little about… that in no way is to say “don’t do it”… it’s more about being at risk of being exploited.  

For example, they'll exploit grace periods in order to make luxury purchases.

That TX law would be so restrictive with what one can do with their own equity seems antithetical to the personal freedom motif so frequently expressed here.I did run across this company Hurst which seems to be exploiting this TX niche, but with terms that seem so restrictive as to make it almost pointless if you're pursuing an unexpected opportunity for which time is of the essence:https://investmentpropertyheloc.com/investment-property-heloc/Excerpt:"Our program is similar to commercial bank lines of credit that are set up on an annual basis, have adjustable interest rates, and have annual costs.

How do I explaint it in plain English.Here's the basis data.Average MBS Spread between 2001-2023 is 90bps2008 MBS Spread is 175 bps2023 MBS Spread is 135 bpsThe higher the MBS Spread reflect the volatility of CRE(and SF) of real estate market ; but at  same time, those volatility would be normalized from average 20 years prior history.Having said that, there're lot of way to exploit this, for example: buy a crashing property, buy mortgage REIT, but MBS funds, buy MBB, bRRR highly priced home, goes to syndication that purchase MF with 30% discount....lot of method but the basic idea is , 2023 is the limited edition of 2008, and investing in 2009-2012 is the wet dream of real estate invstors LOL

I look to exploit the inefficiency of small markets.

Also same with jobs, people think whoever work harder jobs, they being exploited, but they never think what’s the alternative?

Decreasing rent based on landlord provided services (hot water) not being available is def your call, you just have to be careful with setting expectations as this might leave you vulnerable for gettin exploited by your tenants. 

You work, they keep ALL of the money...Slavery plain and simple.Minimum wage in Wash DC is $15 an hour, for a 2000 hour year that's $30,000 a year.Even a Burger Flipper at McDonalds gets paid above Minimum Wage--but not these people.They ought to outlaw this exploitation of people--just like they outlawed having them Pick Cotton for Free.https://www.youtube.com/watch?

To me it feels that my tenant and many other tenants are exploiting a law designed to help people.

a constant complainer was trying to exploit the friendly relationship.