@Alfie Park  You are several years late if you want to get "in at lower price" and certainly if you want to be cash flow positive in western Collin County.

I have several friends who live in Mira Mesa and one of them was lucky enough to buy at the bottom like I did. 

I got a call today from a man who owns a vacant lot in small mountain town just minutes outside of Las Vegas who is several thousand dollars delinquent on his RE taxes. 

We listed the house frantically (1% commission), staged it a little early on net 60 terms, and did several open houses, decreasing the price dramatically in hopes that I could get out quick and at least break even.

Subsequently, after reading countless posts and watching several videos I feel that my goals are evolving as I learn. 

I have bought several properties over last 2 years and I have paused now mainly because of steep climb in interest rates.

If it would take you several years to get that money again then that's a long time to wait to invest. 

At some point, you can probably use the fact you have several properties, to become a bit more creative with financing, maybe do a cash out refinance on the portfolio, and use that to buy more or buy bigger.

My wife and I have been looking at different markets for a while now and have recently decided that our time would be better spent getting to know one market rather than spending more time analyzing several markets to choose from.

Basically, on several occasions she has taken customer's cards and charged thousands of dollars.