I've been looking for houses for about 8 months. 1999 Market was on fire I put down several offers on homes people would come in with cash offers and get the property or there was a huge line of offer prior to mine.My aunt actually found the house that was for sale by owner.It wasn't in the best condition but I knew I could do the work and fix it up and turn a profit on it and it sure bet renting.

We seem to have found a niche here and deal flow is actually picking up because of that.

I never thought about saving first before investing  :/  Ironically enough I found "Building Wealth One House At A Time" on Amazon shortly after and had no idea it was also associated with Bigger Pockets.

The unit was vacant for close to half a year when I found it on the MLS. 

We found some middle ground.

I found a deal the other day that looked like this: $100k for 3/2, 1600sf, decent yard, decent location, comps could maybe get to $150-175k, no mortgage - house is paid off.

From what I've found so far, there is a single top plate with a gap above that, and then some random 1×4s here and there. 

Since this was my primary residence, I found the area I wanted to live in and made the purchase.

I don't always take her suggestions but it gives me a good idea on what to do.Kitchen Gut (medium grade SS appliances & Granite) - about $40/sq ftHVAC - Duct work - $2.50/sq ftHVAC - Compressor - $1,750 + ($1.00/sq ft)HVAC - Heating Unit - $2,000Those are quick estimate numbers that I have found to be good for North Texas.

I don't tie myself down to any of them but I have found most agents aren't great at working with investors.