I cannot speak to the quality of anything or anyone referenced herein, but it's a place to start.

Tons of bad weather, high insurance costs, high maintenance, tenant quality kinda sucks compared to midwest.Not a fan of texas right now.  

If those cabinets have good boxes (i.e. plywood) and you want to save costs, you could re-face them (or maybe even repaint).Alternatively, if you replace the cabinets, I would look for ones with good quality boxes that you could reface down the road.  

Good quality work for a great price.

With trying to rent over the winter when tenant quality is worse, I caught about half applicants lying on their applications, ridiculous. 

If there is really high cash flow day 1 at market price, that to me is a red flag, not a green light, since it likely means I'm taking on extra risk from the quality of tenants and the neighborhood.

What I learned from it is that I can't trust rehab qualities by contractors without seeing it all in person.

Just provide a quality property (consult with PM on this) and if you do decide to use one... use one who has a waiting list. 4.

Generally speaking, the neighborhoods aren't very good and the quality of tenant you will draw is poor.

Quality platforms are using item 2, but the investor may as well buy a private REIT or other financial product IMO relative to what is currently being offered.