Compare to some part of Cali and New York prices in dallas have not reach their peak yet.

God speed to you.

I just finished the renowned "The E-Myth Revisited ", in on Audible.I  found the advice great, but I had to listen to it at almost x1.5 speed.

The rolling waves tend to be 16 +/- months apart on the peaks.  

Also, in no particular order...fish tape, wire stripper/cutter, wallboard texture gun or at least spray cans, scrapers for wall repairs, drill bits, screw-driving bits, utility knife, oscillating saw, adjustable wrenches, nail set, speed square, miter box, handle for plunge-cutting hacksaw or drywall saw, rasp, caulk gun, razor-blade scraper.

local lender you can talk to and is VERY up to speed on your market is going to be the best in terms of ease of getting the loan.the national or larger guys are tick the box guys.. and minimum fico will apply.. not so much DTI not sure who actually runs a true DTI in the HML world...  

As we all know the market could be peaking out.

This will all be minor speed bump that you will totally survive.

Since we are approaching the peak in this crazy market, the last thing you want to do is be in the middle of a flip when the market turns.

I have my Title Company and my Attorney on speed dial for due diligence.