All channels can work, but in my experience, the greatest oppportunities often pop up when you know exactly what your returns need to look like and keep your ear to the ground in your market.

Marketing = momentum.

I can do financial modeling with you and talk to other new build investors it's a slow growth plan. build directly at 25% below the market and also identify land too. increase unit counts and get better economies of scale. single family homes will never perform like a three story walk up apartment. we build a stacked triplex in Columbus Ohio with a picture below, if you are set on Dallas look at land prices and see if the economics help. 

Have you had an appraisal done recently, or do you have comps to estimate the property's market value?

Also, we're not getting anywhere near market rent for the home since its only half the home being rented, however we do feel that we're getting what similar efficiencies are getting in the neighborhood.   

On my new builds we hit the double cash on cash in certain markets sometimes its only 50%.

I have an investor friend who is a very successful wholesaler in a market, (south FL), that is crawling with wholesalers. 

@Kevin Duke Since Subject A’s $6M net worth is below the federal estate tax exemption ($13.61M in 2024) and Florida has no estate or inheritance tax, Subject B can inherit the property tax-free with a step-up in basis to the fair market value at the time of death, eliminating capital gains tax if sold immediately.To avoid probate, Subject A can use a Lady Bird Deed (Enhanced Life Estate Deed) or a Transfer on Death (TOD) Deed, which allows automatic transfer to Subject B while retaining full control during their lifetime.

Occasionally I'll see properties coming on the market where the seller has a VA loan with a low interest rate.  

My market is houston text.