Electric was ~$600/month, now offset by a fixed solar lease at $321/month + $25/month to the electric company (history available).Upgrades: Brand-new HVAC system and fairly new appliances throughout.The Catch: I took out a HELOC last year to support my business; current balance is $98K.The Situation:With the HELOC and mortgage combined, I’m underwater on equity, but the low-interest FHA loan and property upgrades might make this appealing for the right investor.

The transition isn't just about property size; it's about shifting your entire approach.I've observed that successful transitions typically happen when investors have:- Stabilized 5-7 single-family rentals with systems in place- Built relationships with at least 2-3 reliable lenders- Established a maintenance crew that can handle larger projects- Accumulated at least 6 months of operating expenses as reservesI asked a client of mine who owns a 420-unit multi-family in Nevada how he started his RE investment journey, and he told me that he started with a duplex in Buena Park, CA, 40 years ago and used the 1031 exchange to grow his portfolio to 420 units, never paid taxes on sale of any of his properties.The most seamless path I've seen starts with small multi-family (5-10 units) rather than jumping straight to 50+ units.

I used Hostify and you can work it into the management system to figure and charge all of that for you.  

I’d love to talk with you about how your group homes are performing and what your purchase process is and what your current systems are in place.

Apparently investors were made aware of what the investment was, and the “security” behind the “notes”.  

Section 8 doesn’t cover damages, but you can require a security deposit, just like with any other tenant.Charge for repairs – If the tenant causes damage beyond normal wear and tear, you can bill them or deduct from the deposit.Lease enforcement – If damages occur repeatedly, you can evict under Texas law.🔍 How to Check Section 8 Payment Rates in San Antonio👉 Go to the San Antonio Housing Authority (SAHA) website – They publish a Payment Standard Chart with the maximum allowed rents by bedroom size.📌 Here’s the official link to check rates: SAHA Payment Standards (or search "San Antonio Housing Authority Payment Standards” on Google).🔑 How to Select the Best Section 8 TenantsEven though you can’t discriminate based on Section 8 status, you CAN still screen tenants carefully:✅ Check rental history – Look for evictions, past landlord references, and late payments.✅ Look at their portion of rent – If a tenant pays only $50/month, they may have less financial responsibility than someone paying $500.✅ Require a security deposit – Helps protect against damage.✅ Meet the tenant in person – See how they present themselves.🚀 Final ThoughtsRenting to Section 8 tenants in San Antonio can be a great strategy if you screen properly and understand the rules.

How do you secure funds quickly?

I am aware of products once I own the property, but what about lines of credit to secure a winning bid? 

Some areas allow commercially zoned properties to share one large septic system (think sandmound or gravel type system) or would they require an individual on-lot septic? 

We have no batteries.We sized the system to be zero cost annually.