Cost of Living and Affordability: Texas has been known for its affordability—how does it compare to other emerging states like Tennessee, Florida, or North Carolina?

In many of the rental-friendly areas of Memphis, their loan product often results in out-of-pocket costs of less than $10,000 per property, which can significantly boost your cash-on-cash return.

I say this because every investment is an opportunity cost, and if you're going to take money out of stocks (whether in a brokerage account or 401k) that could be earning 8-10%, you should have confidence that your acquisitions are going to perform better to account for the additional risk. 

The ones with really good reviews, and a high amount of reviews usually cost a little more, but do a good job.  

Your clients will be trusting you with some of the most expensive transactions theyll ever make and an error on your part will likely cost them thousands.

How much do you expect the rehab to cost?

Both tenants just moved out.I just got a bid to correct the foundation the right way by the most reputable company I could find (full underpinning, 60+ piers) ~$65k, plus costs of repairing drywall, paint, vacancy, and new flooring.

@Voley Martin Make sure you get updated insurance costs.

With those, the HOA fee's usually have a big negative effect on cash flow. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.