Details:Rent per room: $600-750Monthly Cash Flow (respectively) at 2 rooms, 3, 4, 4 rooms + ADU: -$933, -$303, $326, $1,166 (we don't cash flow until we have all 4 rooms rented and are living in the garage)Immediately Available Capital: $30,000, if needed I also have access to nearly 28k in credit, however that would put me at almost 100% credit utilization and I really...really don't want to do that :)FOLLOW UP QUESTION: I've also wondered if this 30k would be better used as a down payment for a second investment property instead of on renovations for the current property given it is livable as-is (just doesn't cash flow).

If you don't have the gross rents to meat your goal you might decide to keep your debt and focus on buying more property and increase the gross rents coming in.

So a temporary softening doesn't worry me at all.

The distressed market has all but dried up and large, institutional wholesalers focus more on finding funds or new, inexperienced buyers willing to pay too much for a property, as opposed to having deals with meat on the bone for local flippers.

I have a 3yr extendable to 6yr lease, at my discretion, but with a clause that says they can sell and consequently evict me at any time if they choose upon sale.   

First off I apologize for the crazy long post, but I don't post a lot of these, so I want to have some meat and potatoes in here when I do! 

So I initially listed at 549k which would put me at breakeven but I went on the market right when it slowed down (early May) and we haven't gotten any offers. 

If this opportunity peaks your interest please text me at 214-603-2931 

For example if you pay a wholesaler to find a deal, pay a lender to fund the deal, pay a GC to rehab the deal, and pay a realtor to sell the deal, there won't be any meat left on the bone. 

The seller actually just got tenants in for me at 1350 each side on 1 year leases so it’s looking like it will be long term for now.