So one of the reasons I like managing my own properties is I can vet the tenants myself, not only screening criteria but in one of my units I had someone who contacted me, and frankly her credit score was below my criteria but she reached out told me she has two kids and really loved the unit and she’d be sure to make the payments, I decided I’d at least show her the unit, and when I met her she was super sweet & I could just tell she would take good care of the place and really prioritize making her payments, and I was right even the few times she’s been late she’s apologized and has never missed a month of payment, so I’d self manage your properties in the future & I think if you know how to both screen & read people you’ll do better than with a property manager.

If out of choice, the 10 year yield should drop another 75 to 100 basis points, bringing the mortgage rates down, and if we go into recession then they will cut out of necessity bringing the 10 yr yield down 150 to 250 basis points at least, and also leading to rising unemployment and declines in property values, although HCAD will take their sweet time to adjust as always. 

Lot of contractors will take their sweet time without supervision, unfortunately.

If you want to flip then yearly appreciation rates should not matter much, as that will be a short term investment anyways, you are going to hold that property for max 6 months, all you need is a sweet deal below MV where you are pour your love into it make it look nice and sell it for the MV or little over the current MV2.

I would never recommend buying a property with negative cash flow from the outset, but if your goals are mortgage paydown and capital appreciation over the long term, you don't necessarily need a ton of positive cash flow.That said, $150-200k is probably the sweet spot as far as purchase price for this strategy.

Whether that's how far away from downtown Dallas, (Denton, Frisco, Lewisville, Murphy, Sachse) or your price range, (200,000-300,000 is your sweet zone for duplexes in North Dallas)Im looking for the same kind of deal and those are really hard to find. (200,000 under duplex)

Sweet see y'all then!

However, like you, some of my sweetest, most profitable deals didn't have cashflow for a couple of years but 10X (or even more) on the money more than makes up for the lack of cashflow.If I am going to launch a fund that can take advantage of land opportunities, I will have a fund where 80% of it is to acquire existing hotels and apartments so there's cashflow on day 1 and 20% will be more "opportunistic acquisitions" - which will acquire land deals with huge upside to sell in a few years.I made an offer on a piece of land near Notre Dame University that could have been a sweet deal for me to build a hotel on but we didn't agree on the price.

I had developed a sweet little package, graphics all numbers.

Sweet !!