@Joe Threats You're assuming a lot of risk by going with a HML...and you're going to get killed on points/interest...my personal opinion is that it doesn't make sense unless you are entering a huge equity position from get go...risk may bring reward.

@Ron S - I have found that each lender has different "dispute" procedures if there is a discrepancy over a flood zone determination, there are more then 100 and as with anything some are more exact then others  (Heres a link to that list) @Ron S thanks for helping me bring up the topic of Elevation Certificates (some people are confused when it comes to the difference between the  Flood zone determination (FZD) and the Elevation Certificate (EC).Flood Zone Determination is usually (and should always be) pulled by your lender prior to a loan closing they typically do this on ever loan so they have documents if they were to get audited by FEMA.

Based on what I have learned so far, I would say I have a primary interest in learning more about BRRRR, rental, and flipping strategies, but will take every opportunity to learn as much as I can.I hope that I can bring value to the community by not only absorbing knowledge, but by being useful and helpful to others who are also looking to build wealth and accomplish their dreams.

In my opinion you should be cautious of small mom and pop operators who are agents working out of their car because they just don't have the scale and resources to bring to the table.

My first investment property was a 2 family at 175k... i was going to put the min 3.5% down... but my lender found a grant through the cincinnati port authority.... they had grants for buying in certain neighborhoods... this particular grant was only for first time buyers, in certain neighborhoods, and you had to have 720+ credit and not make more than 100k with your W-2... but they paid my entire downpayment... and all i needed was to bring 3k in closing costs..... this allowed me to get in for so low....

However, doing a quick online search for say "top 10 places companies are moving to" will bring up article that may help you choose a state or city.

This new investment would need to bring you a return of 6.7% to get your same return on equity.

When you do the conversion, depending on your current income level and the amount you wish to convert, it may bring you to a higher tax bracket, be sure to consult with your CPA about tax implications.

What’s bringing you to Dallas?

Most of this is a numbers game and the boss has you doing the grunt work, maybe bring it up to him and see if he has experimented in the past with timing or if he hasn't suggest it now.