For distressed properties, focus on markets with growing job sectors, good schools, and lower crime rates, as these factors drive rental demand and long-term growth.

To evaluate Real esteate deals for creative financing, start by identifying seller motivations i.e. financial distress, desire for passive income, do they need a downpayment on their next house, etc  and property factors like equity or existing financing terms.

The big distinguishing factor between Rockwall proper and Royse City is school district.

Maybe there are things I don't know and haven't factored in.

It can be multiple factors. 

It's normally the desire for immediate income that steers most investors towards bad investments because they are hyper focused on cash flow which is often portrayed differently in spreadsheets than in real life, and should be a consideration but not deciding factor.

That can be the determining factor on if you have a good buyers agent. 

I have been asked this question several times this week and after speaking to property managers, developers, investors, tourists, and realtors in the area, I have found several factors that combined have lowered the occupancy, especially during summer. 1.

What other factors should I be considering?

However, when you factor in the HELOC, we have a negative / break-even cash flow (HELOC payments are about 25% of the revenue from both).