If so, consider that with a stock you have NO CONTROL whereas with your rentals you have quite a bit of control over how the business is run and how successful it is.

Also Since you plan to live there for 3-5 years, it’s easier to manage and maintain, giving you time to learn the ropes of real estate.That said, be mindful of high HOA fees, as they can eat into your margins and affect future cash flow.

I have found a deal and am ready to pitch an investor, just not quite sure how to organize it. 

I am finding very few listings in Garland specifically and not sure if it has to do with the area being underserved or perhaps not quite the right area for Mid term rentals. 

It seems quite buggy and perhaps not worth the hassle.

Values have retreated, but I think the overall market is still quite strong; stronger than I predicted.  

It's quite an investment.

That's quite high.

I am eating it out of pocket, and going to try to push it back on FEMA and any association that can work with me on it. 

Hi Jake, I've done quite a few OPM deals and have used tons of private money for flips.