They return a 30-50% IRR which takes into account the time factor as well as the total return, not just the cash on cash holding return.Like you can buy an 800k$ property (cash to make it simple and leave out financing which just puts fuel on fire for returns)  then put in $200k in repairs. 

50% rule I think is a great napkin rule and if you do better great but if it does not work at 50% then you need to look at other factors IE will it appreciate to an extent that a little negative is OK.most on BP cringe when anyone talks about negative cash flow. and in markets that simply don't move or the rentals are all priced based on income..

@Ilya Reznikov yeah, these sub-forums don't get a lot of action but do feel free to post in the main Texas forum. 

No structures are on the property and it has access to a main highway.

very safe if done in basement by pellet auger or outside wood boiler. cheaper than anything. renewable. im looking convert 3 boilers over to wood boiler or pellet boiler in maine. 

That is certainly a factor. 

Your main residency may still be GA if you are here enough.

I would recommend that you get the commercial loan and factor the transfer tax into your numbers to make sure you are doing it the right way.

No one can or should tell you what to do here because theres so many internal or external factors.

., if always dealing with retail....will generate a report that is mainly unnecessary.