This is likely your target market.

After 5 properties, I'm about to jump into direct to seller marketing and trying to pick up deal flow that way.

A HH/STR can be powerful in the right market.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Assuming I could get ROI of 10% over 20 years investing in the market, what would you do?

Hi all,Just starting out and I’m interested in market trends for the Dallas area.  

Even with the recent stock market chaos, there's some bright news for mortgage companies.

However, since Ive never done this before I decided that the amount of capital needed in my desired markets was too great to risk testing my strategies here.

A saturated and expensive market. 

The rehab on your primary will help with the cash out refi, there will be a new appraisal which should reflect the higher market value.