We found some middle ground.

I found a deal the other day that looked like this: $100k for 3/2, 1600sf, decent yard, decent location, comps could maybe get to $150-175k, no mortgage - house is paid off.

From what I've found so far, there is a single top plate with a gap above that, and then some random 1×4s here and there. 

Since this was my primary residence, I found the area I wanted to live in and made the purchase.

I don't always take her suggestions but it gives me a good idea on what to do.Kitchen Gut (medium grade SS appliances & Granite) - about $40/sq ftHVAC - Duct work - $2.50/sq ftHVAC - Compressor - $1,750 + ($1.00/sq ft)HVAC - Heating Unit - $2,000Those are quick estimate numbers that I have found to be good for North Texas.

I don't tie myself down to any of them but I have found most agents aren't great at working with investors.

I've been analyzing 5+ deals per day for months and haven't found much worth even reaching out to the agent and offering.  

The higher end market just has less customers.I really work hard to minimize vacancy, because I have found it is my largest expense. 

John, We have found that it takes a combination of things.

No leins on the property but I just found a gas bill lying on the ground.