There are other areas like Olympia, Lacey, Lakewood and Tacoma that could be good flips but I prefer to BRRRR these areas.

@Sal Mazzone I have a couple of questions.  

I would recommend just continuing with your business as you otherwise would, and when you have a couple new deals that those buyers might be interested in, offer it up to them first.But:- I wouldn't look for deals they specifically want, unless they are deals you'd be willing to do otherwise;- I wouldn't customize a house for them unless they were willing to put a large enough deposit down that it would cover having to remove all of their customizations should they not follow through on the purchase;- I would pre-qualify them as you would any other buyer, and not give them any preferential treatment.In other words, go into the deal assuming the worst case -- they will ask you to do a lot of customizations and then back out of the deal. 

I asked around and the contractors I have used have come to Brenham from Houston, but unfortunately prefer new construction.

Let me back up and tell the full story.A couple months ago we decided to sell our condo and buy a single family home that we can move to, an upgrade if you will.

I came across a couple of properties in Refugio, Texas one with commercial rights.

I'll make a list of expenses I think I will encounter.Purchase - 65000Rent-  650Taxes monthly - 105Insurance monthly- 62Vacancy 5% - 32Repair 5% - 32Mortgage - 278All that puts me at 509 expenses versus 650 rent to be at 141 cash flow monthly.I have calculated the CoCR a couple different ways because I am certain that the house is rent ready now but I also figured it with some rehab expenses just in case I find something.141x12= 16921692/16000(down payment plus closing)= 10.5% CoCR1692/18000(down payment, closing, and 2k rehab) = 9.4%Like I said before 650 seems like the safe route for potential rent.

For the short term (first couple of years), we are okay with the cash flow breaking even.

I have seen that term a couple of times, but not sure what it is. 

I'm hoping for 12-1300 per month there, which would leave me between 10-11%I also have a duplex just south of Carthage a couple blocks off the lake.