(August 2022)Single-family residence buy & hold investment.Current Value Estimate: $410,000 Purchase price: $345,000 Cash invested: $5,000

It could be either single family or multifamily.

Selling plexes isn't quite single-family residential, and it isn't quite commercial.

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.

You sound super motivated, I am excited for you! 

Or buy a single family and house hack bedrooms or a portion of that property. 

I've underwritten hundreds of deals, submitted tens of LOIs and not had a single one accepted- The BRRRRs I did do weren't true BRRRRs because of low appraisals, or not accounting for all costs properly and I ended up leaving around $10k for each one in the deal.

You could get into a solid multi-unit or a single-family rental with real cash flow instead of hoping your Katy rental eventually fills.Not saying you should walk just yet, but if leasing drags out longer than expected, would you consider selling and reinvesting somewhere with better returns?

She is a teacher and also super busy with her church so she's barely home.

I found a single family home built in 2004 for $240,000 and believe I can get 20% down within 12 months.