If you have pressure on your money, you might consider dropping out of this if you can get your deposit back. 

Rental rates in area don't support a BRRRR, possibly Air BNB, but a flip is the target.

I had a SF client of mine buy a properly licensed air bnb off of King st. down town and that thing prints money for her.. 

The correct "rule of thumb" is that it air conditioning should cool the air to 20 degrees below the temperature of the air entering the filter.

House hacking in Houston would also contribute to minimizing the cash flow OUT of your pocket for Air BnB's etc right now.  

I will stick to Alaska air.. little cheaper  but I know what to expect.. 

So a seller is easily being pressured to pay 8-10% of the purchase price to sell what is usually the biggest asset they own. 

Central air?

@Nandy B.20k 4 bedroom 1 bath 3 story row house (basically a condo without The how) Cash deal Put in 20 fixing it Rent it for 1275 a month To the same people for over 4 years Duplex 50,800 cash Invested another 90Rent it out for 2600 a month One side 4 beds 2 baths Massive Master Suite Central air Everything is brand new 3 family 55k cash Rent roll 2550 Rehab 30k 3 family 55k In the midst of gutting it and starting over Single family 35k Basically tore it down and started over Hoping to sell this weekend for 265 If not I ll rent it for 2100Invested another 145k in rebuilding Single family Fire damage 60k purchase price 80 reinvested Sold for 222

if a tenant dies in the unit you can take it out pressure wash the spot out and reinstall it .. and if A pit bull craps on the thing for a year it will clean up and blend in with the color !