Thanks, That doesn't sound illogical for the actual mapping process costs from Civil and city fees - I haven't done a 34 unit mapping project, but everything I've experienced suggests costs are less than linear as number of units increase.I would doubt that $100k budget includes right of way or utility work.Does that $100k include legal fees associated with HOA creation and establishment?

Thanks for the tip @Jeffrey Stasz on the utility hardwood.

I rented two rooms in my home for years and paid roughly half the mortgage and a third of the utilities every month.

Last weekend Boston Area REIA had a walkthough and Q&A of an in-progress duplex>condo conversion in Gloucester with Karriem Cherry from Cherry Picking Properties in Lynn. 

Hey Roman, I think Parkside is a really good area to pick up buy/hold investments.

Several niches interest me, such as buy-and-hold rental properties to generate passive income or possibly wholesale acquisitions to utilize my sales background.I do not have a Texas real estate license, and want to learn some in's and out's of the industry before deciding whether or not I will need one as a future real estate investor.  

I’m not having much success with 170+ day listings, these owners are determined to wait u til the market goes back up to sell rather than sell for cash today.

Those who are self-employed (wholesaling generally qualifies) can get the additional benefits of the Solo 401k including: Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

I factored in property management at 10% as well as capital expenditures, maintenance, sewage, etc.Granted, I am aware that the tenants will likely cover their own utilities; plus I don't live in Vegas, so my estimates may be a lot more conservative than what the actual average amounts might be.

Plus if you pick a cool area like near downtown you can get into an expensive asset and live very cheaply, in a good area, while building wealth.