We had to make emergency decisions multiple times a day for weeks to protect the properties and the tenants.

McKinney is thriving, but so are other parts of North Texas, and a broader perspective could reveal other great opportunities.Here’s what I’ve observed managing a significant number of rentals in the area:Bedrooms and Layouts:3-bed, 2-bath homes consistently attract the largest pool of tenants and have the highest occupancy rates.4-bedroom homes have grown in demand, especially with the rise of remote work, as tenants look for extra space to use as a home office.Square footage is less critical than number of beds and baths.Supply and Demand:McKinney’s growth is driving demand, but the quality of the location matters greatly.

Multiple places, then you start reaching commercial territory when you sell and try to move it all as a business.

@Allen Duan I also considered the tenant's perspective.

Interview multiple agents they work for you and need to be trusted advisors, guides, and direct with issues that might arise. 

And that’s if you can’t find something to buy for under $100k or time multiple sales at once. 

Perhaps if your partner was a general contractor or handyman type there may be some merit there to reduce costs / increase profitability.If your partner enjoys deal sourcing, a better move might be for him to become an agent - so he could legally collect commissions from finding deals and managing properties for multiple people. 

It’s clear that the evolving market, especially post-GFC have shaped your perspective, and you’ve outlined some valuable points about the flexibility and challenges of private lending.The flexibility in ARV and LTV is such a huge advantage, especially for investors who might not have traditional financing options.

I feel quite intimidated only seeing people with large followings and MULTIPLE properties.

I deal in multiple states, and it's a nationwide thing tbh.