@Corey StevensYou need to find a neglected property that you can rehab and raise rents.

Say if I held a property for 5 years, raised the rents and increased the NOI while appreciation in the area was 5% YOY.

Folks in professions like yours need to talk to your unions, or whatever, and get pay raises in exchange for the per diem being reduced. 

This is the person who finds property, identifies the goals of a project, decides what to build there (amongst many, many options) to maximize for those goals, raises the money, hires the team, holds people accountable for timelines and commitments, negotiates contracts, solves the problems, and overall sees it through. 

If the driveway- garage differential is big (for example, the driveway slab is sunken and you need to raise the house, you'll end up with an even bigger gap after repair) you might need to replace the driveway. $$$$8.

Raise the rents to market values and rehab to force equity and sell in 2 years to avoid capital gains.

Basically, you raise money from investors at either an interest rate or preferred return.

 at AT the end of the current lease for the rental property raise the rent to full market value.

I am currently looking into the DFW metroplex as I was born, raised, and also live here while I finish my degree at Southern Methodist University.

They can raise their rates whenever they want and each time they do it is a double whammy.