The property must generate $5,712 ($9,037 - $3,325) more cash flow annually to compensate for the higher operating costs in Texas.Overhead costs have a large impact on cash flow.Property Price GrowthAccording to Zillow:Average San Antonio single Family home prices decreased by 2.9% YoY.Average Las Vegas single-family home prices increased by 6.5% YoY.San Antonio and Other Texas CitiesThe challenge with San Antonio's appreciation and rent growth is its unlimited room for expansion.

Reg D 506(b) allows for unlimited fundraising and up to 35 sophisticated investors.  506(c) requires accredited investors.  

At least the work will line up with your goals and you will be getting paid money and a free education in property development and management which are the two things you need, money and education.The only fast road to this is unlimited cash, which you dont have.

We arrange these in unlimited ways - everything from ADU's, SFHs, and apartment complexes.

i will buy an unlimited number of those. the return is a tenant buying me a paid off asset. 

It gives you unlimited regular envelopes and unlimited “more” envelopes.

Assembly Bill 1771, also known as the California Housing Speculation Act, aims to change real estate tax policy to discourage investors from quickly reselling properties like single-family homes.Under the proposed bill, an additional 25% tax would be imposed on the gain from the sale of a qualified asset (including homes) within three years of the previous sale.The tax reduction is dependent on the number of years passed since the initial purchase of the qualified asset, ranging from a 20% reduction for sales occurring between 3.01 to 4 years to a 100% reduction for sales occurring more than seven years after the initial purchase.The revenues generated by this tax increase would be deposited into the Speculation Recapture Community Reinvestment Fund, which aims to support affordable housing, local governments, schools, and infrastructure projects.The bill is introduced by Assembly Member Ward, and the proposed tax changes would take effect from January 1, 2023.Assembly Member Ward argues that short-term investors in the market, including fix and flip investors, contribute to rising housing prices, limiting opportunities for Californians to purchase homes.While the bill may discourage short-term speculative transactions, it is worth noting that California's tax laws still provide certain advantages for investors, including unlimited tax write-offs and depreciation benefits.The bill is subject to legislative approval, and Assembly Member Ward will speak publicly about the bill at the San Diego County Administration Center on a specified date.Please note that this is a simplified summary of the bill and its potential impact on fix and flip investors.

Texas and Florida are famous for unlimited homestead exemption; Federal law requires ownership of a homestead in that state for 39 months for this protection to extend to bankruptcy.  

Finally, I recommend you check out Lifestyles Unlimited. 

If you're a pro member you can use them unlimited, but if not try to build your own out of a sample.