At a point, most investors thinkin will shift towards payoff, and that's normal.

Like the others have said, pick up some overtime shifts, both of you.

- Do you want things to go through Probate for several months or seamlessly go through a Trust with no stoppage in operations or control?

Is the "value-add" component creating a more speculative component that could be riskier if the market shifts?

Day job with rotating shifts doesn't allow time to tend to the needs of tenants.

Don't waste your time with mailers - picking up an extra ER shift is way more lucrative than talking to people who aren't really interested in selling their property for a deal with mailers. 

The areas by the Gulf have some high insurance premiums that are capping the prices... so not just mortgage rates.It would be interesting to see the distribution of the national numbers on new home starts, if they are clustered in TX.Anyway, I think perhaps with that much general "movement," the housing market in TX (its a massive state anyway), isn't entirely frozen like other markets. i'm very supply-demand person when investing anything rather than price or rate so I always trying to understand what's going on behind the surface, for example look at how the inventory is shifting in the last 3 years reveals something interesting ... it's not just TX that has supply increased but also oklahoma and nebraska, I thought in 2019 it should be the other way around.

I'm not sure why, but the storms usually shift to the North or split when they get here lol

That way you have a plan B in the case that something shifts and a STR ban happens.

So he “sold” his existing business (leases and furniture) to other arbitragers to cover his expenses, shifted his furniture to several newly rented units and spent several months re-creating his business using HomeAway/VRBO, Facebook, etc.