in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

I don't think either Southlake or Frisco are good rental markets. 

This strategic flip leveraged our market expertise and efficient deal structuring to achieve a quick and profitable transaction.

Tremont is an excellent area with really high market rents and super high demand.  5000+ sq ft. is huge too, congratulations!

As for Raleigh, if you’ve already seen the success of Airbnb-ing rooms there, it’s worth exploring further, as it’s a growing market with plenty of demand.For alternative strategies in Greensboro, look into renting by the room, especially for professionals or students.

Learn your market inside and out—know property values, motivated seller strategies, and how to analyze deals properly.

All channels can work, but in my experience, the greatest oppportunities often pop up when you know exactly what your returns need to look like and keep your ear to the ground in your market.

If you are buying a home to live in - I would suggest finding a good realtor in your market.

I won't be out-marketing anyone. 

Leverage your W-2 income for better loan terms, explore private/hard money for off-market deals, and network with investors to expand your deal flow.Good luck!