Investment thesis Several manufacturing facilities moving into area, projected to create thousands of new jobs over next 2-3 yearsLittle apartment supply close to these facilities currently, plans for 1-2 complexes to be constructed to meet expected demand but likely not enough, with SFH's needed to fill the gapLow home prices compared to most of Houston given distance from downtown (30+ miles out)School ratings are mediocre currently but expected to improve as several new MPC's expected to build out adjacent to these houses, with much higher price pointsPotential to generate decent rental income currently, and potential for significant rental rate increases and house price appreciation as 1) Jobs continue to be created, 2) Schools slowly improve, and 3) Retail development picks upFrom personal standpoint, low price point attractive for my 1st investment property as it reduces upfront risk and allows me to enter with less financial resourcesHigh-level numbers ~$140K purchase price for 3 bed 2 bath house (less than 5 years old)Total monthly payment of ~$1,000 per month for 30-year conventional with 20% down (including tax, HOA, home insurance) should be ~$1,000 per monthExpected rent is $1,300 to $1,400 per month (based on comps of similar homes around area)With expected 80% vacancy rate (being conservative) + repair costs + time and effort spent doing property management (will do it myself), expecting to break even from cash flow basis in Year 1, with anticipated increase in rent allowing me to generate positive cash flow starting from Year 2Assuming 3% housing price appreciation per year, and an exit in 10 years, expecting 12%-14% IRR

The regulations did change recently,so you should probably ask the mortgage broker that you're working with how much time they anticipate.  

-Oregon State Cascades is building a new 4 year university with anticipated 5,000 students.  

My thoughts were their returns were slightly higher than what I would anticipate, and i could probably find a better deal not doing turnkey so I ended up not using roofstock. 

If the answer to either question is no, then you should probably rethink.As far as whether 15% is a reasonable commission, that depends on what the anticipated profits are. 

When I leave I anticipate a break even if not slighlty positive cashflow with market rents and some more updating. 

If you have the where-with-all to handle those types of expenses on top of your regular (anticipated) expenses you will be fine.  

The US is still a great place to own assets, and with inflation persistence, I anticipate things will continue to rise, albeit slower.

I anticipate listing for 410-420k to cover my costs and walk away with some pocket change.

With inflation still around 5% and unemployment near historic lows, I do not anticipate interest rates decreasing significantly in the foreseeable future, instead, they may increase.