Go shopping for something that cash flows in the $400,000 range. 

I believe they are around the 10X10 to 10x12 range.

You may need to focus on a less expensive single family of maybe a duplex in an affordable market but a decent 4 plex will be out of your price range.

We've recently started more centrally located duplex and triplex properties in the $1.8-2M range.

The land is zoned multifamily residential, so there is limited range for what can be done.

What price range investment property you should buy in Houston?

Pay down and appreciate are likely sizable pieces if you are grossing 800K I’m guessing you have somewhere in the 400K range of loans and that 100-250K of that is pay down.

For example we used to do 30 foot wide building but have started doing 40 foot wide as fewer pads are cheaper as they require fewer bump posts, video cameras, aprons, site prep and so forth.

Myrtle Beach has a lot of oceanfront condos that cashflow nicely in the $125k - $250k price range. 

We're seeing tons of over asking price, cash, as-is offers even up to the mid 200k range.