A good deal.Price was low, cash flow was high - but as i already had bought two units this year i had not build up too much Equity so i was not able to find 30 procent free cash....But i could not forget those two units...I believe i read somewere in this site on some of the good rules when you buy properties;If you cannot find the free cash there might be something Else you have that the seller would like to have....from you instead of cashIf there is something you really want to have... you might have to give something Else up... to get what your goal is...To make this deal happen -and as i did not have the free cash - i started thinking of what did i have - with value - and i was willing to Trade in this deal...I ended up trading in my lovely BMW :o) :o)The point is, that if i did not read these posts on this site - i would never had got the idea of Trade my car into a property deal.

. $100k profit on a flip definitely kills any potential BRRRR, when prices are this high and fully loaded cash flows are this low!

The reason for this is that the next decade will be a very low tax era.

There are a gazillion reliable lawn care providers in Texas metro areas, so prices are generally on the low end from my experience.

The rents are low.

My research has brought me to density bonus for low income housings.

I like the Lowe overhead I have with these types of properties.

You can get a nice house with low vacancy for around $60,000 sometimes even lower. and those can rent out for $600 to $700 dollars.

I don't know tax costs or anything about the property or property management costs in your area etc so do not take these numbers to mean anything... but lets just say a 4-unit in a desirable area with $4400 monthly rent under one roof/structure/lawn, maybe it could be as low as 40%... $52,800 annual rent, $31,680 NOI.... 

Hard money lenders cannot lend me the money as the 65k x 2 properties is too low of value.