Create a team in a market that can offer an environment where you can 3x - 5x every year with flips. 

We are still seeing single family homes pencil even in this current rate environment, in some cases we are having to get creative in order for them to do so but we are still achieving that goal.

In this environment, its a very powerful option that isn't normally available to "investors."

@Roi Mordechai lahini Texas has high property taxes, but landlord friendly usually refers to legal environment, state laws favoring property rights over occupants’ rights...and in some states I am amazed at how difficult it can be to get non-paying tenants, sqatters, ex-owners and practically anyone out of your property once they have gotten in..even if without your knowledge or permission.

Of course you'll have to investigate whether the same environment to make your returns exists there. 

Maybe you can disconnect the emotion, but being against live bidders in real time environment makes this harder than submitting an offer on an open market deal, or through a wholesaler.  

Partly due to what they are calling "accidental landlords" - people listing their homes for rent because they don't want to sell in the current market environment.

You're also assuming an environment of dishonesty and distrust. 

So I've been consider a ration of something like 5:1 LTR-to-STR properties, so that the latter would provide the cash-flow necessary to support pursuing the former.I don't mind the more active environment of STR.

Congrats - thats a great year in a tough environment