Sorry I don't use those things.. its all in my head and on a napkin.. the math is simply too basic for me to delve into it any deeper than that.. plus its all supposition.. so I don't get caught up in trying to model things out that I cant control.. other than the very basics.so my spreadsheet in my head is simply  50% of rents are costs of some sort over the life of the deal.. and I think this is a good market and I think in 10 years the house will go up this amount..   

With that being said, the neighborhoods vary drastically and the more speculative the area, the harder it gets hit. 

I was just speculating.

its got a walmart about a mile away, the TWU campus isn't far,  and the prices/sqft are pretty incredible compared to dallas. taxes are still pretty horrid. the only issue that concerns would be the neighborhood. if you drive through, you can see that new places and renovations are taking place, so if i had to make a bet, i'd say it's going to be shaping up over the next decade. that's just speculation though. if anyone has had any experience over there, i'd really appreciate getting to hear your thoughts! 

for growing a portfolio.My speculation is that by using the #BRRRR strategy you can grow exponentially rather than linearly (the stack - sort of) by taking the equity and using it to reinvest.A question I have is, wouldn't all the leverage of debt create a thinner margin for cash flow?

Negative cash flow such as you are describing is SPECULATION, it's NOT INVESTING.all cash

I like to get this out of the way quickly so there's no speculation.

Don't time the economy, but constantly learn about it Invest by what your investment market tells you is working, don't try to fit what you want to do into the marketvolatility is unpredictable, but interest rate increases aren't speculative, they are announced. learn the greater fool theoryplay the long game, you don't have to get rich in the next 24 months to be successful.

We can only speculate, but its likely not good. 

If I get the appreciation, great, icing on the cake -but when you get into looking at buying for appreciation, you're more of a speculator at that point.