Also something to note, I live in the North Fort Worth area and be aware that there is some school district drama brewing in Keller ISD that covers much of 76244 and 76248.

Local Institutions: We’re curious about schools, community centers, and other amenities that make certain neighborhoods more appealing to tenants.Additionally, we’d love to connect with:Experienced real estate agents who know the market inside and out.We’re eager to learn and truly appreciate any insights, advice, or connections you can share.

This is the BEST $100 you will ever spend, and if you listen to Amanda Han's tax book, you'll know it's also likely a business expense for you to write off :) https://biggerpockets.supercast.com/My perfect way to learn from the BP books is to listen to the audio book through the subscription above, then books that really stand out to me I go old school and get the physical copy so that I can re-read it, take notes in the margins, and put post it notes so key points are easier for me to re-reference in the future.

It was off market, I paid a local bird dog $20k for helping to get it to the close and even including that $20k at market rate it met the 1% rule.Today my underwriting would not have a 1% ratio with 80% LTV as positive cash flow in class C.  

They are nearing retirement and have children in school.

Cap rates:  Cap rates have been expanding, but sellers think they will tighten. 

Comes with a known rate, a known term, a known payment. 

Seller finance the property- ask for an up front, non-refundable down payment of $XXX (which could be used as his primary residence down payment), payments of $X over X years at X interest rate with a balloon payment in X years2.

In addition, there's a church, Bethel Church, and they have a ministry school, Bethel School of Supernatural MInistry, which is expanding to have 3000 students.

The school is very good, but middle is not so much.I have some cash to invest, but can't decide what route to take.