- what is your desired CoC?

What you can do depend on desirability of the location.

None of our investors have ANY desire to manage crews, do acquisitions, or manage tenants.  

If you are going to focus on low income flips, concentrate more on the more desirable sections instead of the war zones.  

Kids may be a few years away too, but we want to set up a strong foundation before we get "caught up in life".I am happy to be part of this community because when I first started my business I didn't have any mentors, just a tireless work ethic and a huge desire to NOT fail (and prove to my Filipino parents I wasn't crazy leaving my stable day job).

@Peter Kush In my experience you're not going to find a lot of fourplexes in desirable areas in Dallas either.

Augustine has a lot of different neighborhoods...beautiful beaches...Intracostal...high dollar golf communities...quaint historic area...older neighborhoods with concrete block homes with big lots being being brought back to mid century style...less desirable neighborhoods that may never be...you need to decide what niche you want to concentrate on...I think you tell which I like....but a lot of buyers and investors have discovered our beautiful slice of paradise and potential deals are difficult to come by...

Once you get a comfortable number under new leases, then take the next batch of tenants, who are less desirable, and be more aggressive about rent increases, and so on so forth.  

I'm here to learn more about the best way to acquire profitable properties but I'm very debt adverse, how to learn more about my desired market and managing properties (or hiring that out).  

You need to figure out the residual value of the site based on the desired profit margin.