But I also need to add other expenses on top of the mortgage like the fee of the rental management company, insurance, tax, vacancy factor, so all in all it comes with negative cash flow, and seeing negative cash flow I started rejecting the property upfront, which I think probably a not good idea considering the current market and those areas where real estate is hot.

It was definitely challenging during the pandemic with price increases/long delays for materials but the hot housing market sure made it all worth it.  

The market in this area (and likely most of Houston) seems extremely hot with most houses renting out for only ~0.6% of their value.

Get yourself a good housekeeping crew and handymen and contractors lined up for HVAC, plumbing, electrical, hot tub, and appliance. 

@Isoke CraigIf it's a hot property, strong terms.

There are SO many available podcasts, webinars, and incredible investors who will share insight and recommendations right here.

They each helped the other move out, then move in.  2 days after getting the keys the new tenants informed us they did not have hot water. 

Refinance, new investment and sell primary: Refinance primary to get ~$50k out, find a separate cheap investment property that can cash flow (aim for under $250k purchase price so we can put 25% down), and then sell the primary at end of next year to get remaining equity out to use as a down payment for a new primary (assuming it will be about $80-$100k net with expected increase in value due to being in a hot neighborhood and purchase price of ~$500k, know it's less than 20% down)Considerations: I am expecting the next primary to be a place where we spend 4-5 years max (expecting significant increase in career based income after initial partnership buy in).

If property owners banded together this would be catastrophic for the local governments and possibly force them to rethink this.When dealing with hot-button local political issues, it's usually best to get in touch with citizens and advocate for reasonable policies before the Council meets.

His goal is to move to Denver at some point in the next few years, but he wanted to buy before prices got too hot.