We currently own 3 SFH and are looking to expand tremendously.

Improvements to be made within the first year after property stabilizes with tenants is guttersThe loan that I am assuming (4.38%) has tremendous value, I will be barely cashflowing, but my return on equity from principal paydown is some 12%+.

They're not specific to investing but have helped me tremendously in negotiations and conversations in the real estate realm.48 Laws of Power by Robert GreeneNever Split the Difference by Chriss VossRich Dad Poor Dad by Robert Kiyosaki (reread and I'm sure you've read it but never bad to go through it again)The Artists Way by Julia CameronThe 7 Habits of Highly Effective People by Stephen Covey (reread)Think and Grow Rich by Napoleon Hill (reread)Atomic Habits by James ClearFour Thousand Weeks by Oliver BurkemanDeep Work by Cal Newport

When you look outside the Triangle for example there is a tremendous amount of land in a 360-degree direction.

Even if you don't use PM, you should include it in the calculation just in case something changes and you need it.Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/...Ding ding ding, I think that time comes with when rates de-escalate which happens after some market correction. 10% as held costs for all those is strong though, not sure I can find any that do that unless I price accordingly.

Already received tremendous insight from this thread, but wanted to reach out to see if anyone had any updates on the Killeen / Fort Hood investment market.

On the contrary, when you speak to people who have created tremendous wealth in real estate, they never focus on cash flow. 

The house on the lot needs a tremendous amount of work, so it seems like the value is in the land.

We have seen that you can add tremendous value through a renovation.

PS also handles all billings/collections, and has a bunch of tools and service to deal with communication and resident/resident escalations, and has built an ecosystem of vendors in core markets to support pretty much anything you'd need.