And starting out, with self management, it’s OKAY to not count the property management fee….I know that’s un-popular on BP but I feel like that thinking came during the era of deals being bought during 2010-2015 when everything was low from the last crash and doing nothing but go up during the last bull run….I used to worry about every penny on net cash flow and for me, it was a type of analysis paralysis…..investing beyond cash flow has set me free and let me factor in so many other things like appreciation, equity growth, and reduction of taxes paid especially being self employed now… That is WAY more than you asked me….but I am just saying keep doing the analysis but man at some point you will only know what the net cash flow really is by having something giving you CF….and in reality it is not always perfectly predictable - someone loses a job and stops paying, breaks a lease, a hot water tank goes out, etc, and it wipes out CF for awhile and doesn’t fit into the perfect 5% capex / vacancy reserve formula…just my opinion.   

I am a big fan of audiobooks. Up to this point, every book I have listened to has captured my attention during my 1.5hr commute each way to and from work. I recently listened to the E-Myth Revisited (twice) and it ...

@Brian CowanActually, multi-families in general have been trending upwards for some time in Killeen / Fort Hood.I wrote a blog post just the other week on my favorite fourplex neighborhood which is currently "sold out", so to speak.Multi-families in Killeen were hit hard by the 2008 crash because, even though SFH and Texas in general survived with only modest drops in home values, a lot of the multi-families were owned by out-of-state investors from FL, CA and NY.  

Prices are normalizing to pre Covid levels, that doesn't mean there is a crash or a bubble that is going to burst and with the amount of people moving here, prices are only expected to increase overall.

@Jay Hinrichs my favorite was the post crash, pre run up, when you had Arbor building in DR Horton hoods and DR Horton building in Arbor hoods.

For example, coming out of the housing crash in the early 2010's, condo prices were gaining at a higher percentage than SFH prices because condo prices were beaten down so much more than SFH prices during the crash.From a rental income perspective, you really need to run the numbers individually and see how each pencil out.

You just got a (free) crash course in out of state rehab and that knowledge is valuable. 

They were bought by Luxottica etc.The boom ended with the tech crash.

Indianapolis is known to be a stable market, meaning it doesn't drastically fluctuate with the real estate market turns (go down in a crash or up in a boom); it stays more steady.

Heck, I have a tenant who owns a construction business and was a multi millionaire before the crash.