There are always some great high school football contenders down that way.  

I don't care how good of an investor onesie, there s nobody who can predict or control the future.nyou can have the best tenants until they experience a death in the family, a job loss, a medical issue, etc, etc, etc and wham, you now have a tenant that can't pay the rent so you lose money.

If you are trying to predict with accuracy whether or not you have a good deal by including amortization even though your COC might be subpar then consider this.

@Abraham Arteaga - You make a good point. it's impossible to predict where the market is going.

However, I predict this will change soon. 

My applicant came up as an "Accept", so we'll see how accurate their prediction is over time.

The good news there is they are fairly easy to predict and calculate, once you understand what it is to predict and calculate, but you probably knew that.So, I suppose the only benefit I could possibly add to this is the refinance piece and getting approved on a multi-family.

(even with a PM)I am stuck and not sure what I should do.I am for a market crash, obviously no one can predict the future.

Houston historically doesn't crash, it will correct but most are predicting not for another 2 years.

Nbody can predict that.