We had all the RIGHT puzzle pieces sitting in our laps (great realtor, carpenters, and mortgage broker as close friends and family) so we just had to simply put them together (with a lot of hard work and having a family of 4 living in one room at a time for a couple years.)We are now moving to Roslyn, WA and hope to start a similar (although not as extensive) project there and also try to acquire some SFHs in Kittitas County to start our REI education/climb to billions. :) This feels like bragging, but it was a lot of market luck, hard work, amazing friends, and a wife with an eye for staging.

I like to see potential in every project I come across.

That being said, overestimating my budget and timeline and still being able to come out with a good profit, shows me that it's a good deal, especially for my first project.

I agree that growth in the Dallas market doesn't appear to be turning anytime soon.I hadn't considered the Sherman/Denison area (despite having done market research on it for unrelated projects).  

A newbie should never, ever, ever take on a project with repairs exceeding $100K.

We are projected to be the #4 hottest metro market in the nation this year with an increase in appreciation of 7.2%, and are also projected to be the #1 rental growth market in the nation this year with an increase of 10% for 2017 and 8.5% next year.

After renovation is complete, we're projecting rents to be $1800.

You want to know vacancy rates, average market rents, what amenities push that number up and down and a minimum of 5 year financial projections. 

Do not do anything you do not feel good about, do analysis and feel real good about it.  

I'm not sure if your projects are a good fit for me.