I will be respectful of everyone's time, but I know that if I dont ask, I'll never get the answers I need.I truly believe that my path to success will be greatly attributed to my interactions on this site.

Most of our homes are in the 2/1 and 3/2 range, tend to be more rural and under 50k purchases.

(Price range) if your flipping a 1200sqft in the hood its obviously going to be different then a 1200 is the best neighborhood.What advise about hvac?

-Pricing for properties in this area and in the 1-2 mile radius are all over the place, but seem to comfortably rest in that $349,000-400,000 range for a decent 3bd/2bth property with age ranges of properties around the 1950's to 1970'ish range.

It is advertised for $425,000 which is out of our price range but I'd like to try to find a way to make it work.

thanks Jerry,  for the arv I pulled 5 sold comps in same neighborhood ranged from 167 - 176k and did a few puts and takes as some didn't have a garage (my property has 2 car detached) others were  more updated.  

With the economy in Texas doing well and populations increasing, there is obviously a increased need for housing.I want to invest in probably a class A or B range complex.

I just did not see that as reasonable for a home of the price range to 1) sell quickly nor 2) command a strong sales price or get into a multiple offer bid off.

As an investor event's like this make me stay away from investing within 5 miles.I have decided to open up my search range within an hour out of the city such as Yonkers, Northern NJ, and even a little further.Also as a primer on calculating ARV to compare two properties use this file http://www.biggerpockets.com/files/user/JasonScott/file/estimating-arv by @J Scott

Most of the time it ranges from $250 to $500.