Here are some areas in Texas and Florida that are currently attractive for real estate investment due to economic growth, population increase, and urban development:In Texas:Austin:Reason: It's a tech hub that continues to attract major companies like Tesla, Oracle, and Apple, driving demand for housing.Opportunities: Residential properties, multifamily units, and commercial real estate.Dallas-Fort Worth:Reason: This is one of the fastest-growing metropolitan areas in the U.S., with a diversified economy and a strong job market.Opportunities: Multifamily developments, long-term rental properties, and flipping projects.Houston:Reason: Known for its oil industry, Houston has diversified its economy into technology, healthcare, and manufacturing.Opportunities: Commercial and industrial real estate investments, as well as residential projects.San Antonio:Reason: It's experiencing continuous infrastructure growth and is more affordable compared to Austin and Dallas.Opportunities: Affordable housing and expanding development projects.In Florida:Orlando:Reason: Orlando’s tourism industry continues to drive growth, alongside its rising status as a tech and medical hub.Opportunities: Short-term rental properties, multifamily developments, and new residential construction.Tampa Bay:Reason: Tampa is experiencing a population boom and is considered one of the best places for job growth in Florida.Opportunities: Waterfront properties, new housing developments, and commercial real estate.Miami:Reason: As an international business hub, Miami is attractive to both investors and high-net-worth individuals looking for luxury real estate.Opportunities: High-end residential and commercial properties, luxury condos, and fix & flip projects.Sarasota:Reason: Known for its beaches and quality of life, Sarasota attracts retirees and families, boosting its real estate market.Opportunities: Residential developments, vacation rentals, and waterfront properties.

The BP calculator has a couple of quirks, but it's good enough to get the job done. 

And now the margins are too tight for people to do it. 

However, since you're planning to buy a single-family home to live in, it would be considered your primary residence.

Why do syndication sponsors go to all the trouble of working with LPs to incrementally raise funds? 

The surplus was $63k, that check is on it way to me now.

Do you think he really needs the cash flow now?

Are you looking to do a true STR?

South Memphis is a target for industrial plants and its residents have increased cancer risks as a result (https://www.southernenvironment.org/press-release/sterilizat...).

If you are buying it for yourself and then renting, the outskirts of Austin, maybe in San Marcos, near Texas State (bigger than UCLA), would be a great place to buy, leverage, and enjoy some nice appreciation down the road.