For me, 2- 4 plexus are, most of the time, a cash flow play, and therefore, the ARV is less important in the analysis.

I buy Levolor brand blinds from Lowes, which cuts them to order while you wait. https://www.lowes.com/pd/LEVOLOR-Trim-Go-1-in-Cordless-White...

You’ll learn way more hands on than spending money and another 6 months being led on by someone who is playing you.

South End’s growth should support that play.

Were the tenants brand new during the due diligence period? 

Some of the best BRRRR deals I have seen play out this way:You buy a home cheap enough that when you do a renovation and pull out 75-80% LTV, your rent covers your mortgage and you have returned most of your investmentThis is for A-B class areas. 

If you can get hold of a reliable and honest builder, you will be fine (that does not mean you will not go over budget).Low CapEx, Little Hassle, Quality Tenant, You can manage new construction out of state for the first 5-years, Tenant May Stay longer (because is a brand new house) are few benefits of new construction.You may not be able to get close to the 1% rule though.Goodluck

Play with numbers and today interest rates to see if it makes sense for you since you’re locked in with a good low rate.

Its not near any major cities where someone might look at it as a long play for path of progress.Another option might be to see if a solar farm or wind farm company might be interested once its clear cut. 

She is the first tenant in my brand new SFH in Katy Tx that i purchased in Nov 2023.