Conservative LTV first trust deeds are currently paying over 9%  and generate good cash flow when buying doesn’t make sense.

They would also pay the taxes.  

I’m looking to connect with someone to help discuss the process so I can get with my city to gain a grant yo have them pay for it vice coming out of my pocket.

Looks like that will get absorbed though and starting in 2025 there will be a big lag in construction and deliveries, so hopefully that will help us on rents.For the standard deal now in DFW, break even or a little cash flow probably requires 30-40% down.  

You can change your interest rate through refinancing, but you can't change how much you pay for the house after you purchase it. 

I have seen one bad tenant crush an entire 4 unit building with bed bugs, non payment of rent, and drive good paying tenants out of the building.The location is the # 1 priority, after that asset condition is really important.  

@David Ashworth given Florida's bankruptcy protection laws (please verify with an attorney) you may be better off paying off your primary and max leveraging the investment property for asset protection.

Why would you want to work with a realtor (I know she is your wife, no offense) who knows none of the agents, does not know the paperwork or the process (they don't teach you this in the class) when your primary residence is on the line.Brokerage options vary, but if you just choose the cheapest one and use your wife, you will pay for it later.

Also, for a situation that owner simply refused to pay insurance/taxes and let it go foreclosure.

Depending on the extent of the rehab, you can hold off on the rehab until the unit is vacant and not increase the rent as much (ie wait to pay $50K in rehab for 2 years and not increase the rent $200).