However I like to run my numbers conservatively and account for cap ex, vacancy, maintenance reserves 10/5-7/5-7% respectively.

It’s now estimated that Texas has 31.29 million residents, up from the 2020 count of 29.15 million.But Texas also ranked as the top state in the nation for domestic migration and natural increases over the past year.

The rental market conditions are slightly tight, indicating a healthy demand for rental properties.Student housing continues to be an attractive investment opportunity due to its recession-resistant nature and consistent demand.

My recommendation is to save money through your W2 until you not only have enough for a down payment but a reserve for repairs as well.

Meanwhile, staying put and letting your equity grow naturally might be the simpler, less risky option for now.At the end of the day, this comes down to your cash flow.

You will then naturally refine your approach as you get feedback from results.

I also have some cash reserves that I plan to dump into a contingency fund for each unit. 

Reserves: Do you have enough cash reserves to handle unexpected costs or delays in refinancing?

The down fall is a Heloc can "Never" be used as an asset or for PITI reserves required when buying a new Primary or investment property.A heloc can also cause major issues with credit and one slight hiccup or missed payment the bank or lender who is holding the Heloc can close or reduce your line of credit.

Then keep $30,000 in reserves in a hysa for emergencies.