@Kyle Kline“Investing for equity and not cash flow” doesn’t mean “buy properties that don’t cash flow.”To me, invest for equity not cash flow means that the PRIMARY reason to invest is for equity growth and an increase in net worth and NOT cash flow.I’ve been investing for over 40 years and while cash flow is important, it’s not why invest.A property must be self supporting ie produce enough cash flow to cover debt service, operational expenses including repairs and replacements.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

Especially so in Texas because the rules for on-market advertising by agents is one of the most stringent in the country. 

So if you have one unit advertised for rent on 6/1, another on 8/1, and another on 10/1, this will affect the depreciation  % on the tax return.Repair vs capex: capex would typically include all costs prior to the property being placed in service INCLUDING mortgage interest, insurance, property taxes, utilities, etc.

Not saying I agree, just saying it makes sense.I totally support that, but taxing 5k on 200k rental property is very discouraging.  

Im back on bigger pockets after a long hiatus; trying to start up a STR from a owner occupied 2 family home with intent to advertise on furnished finder. 

I think my main point, which you’re experience lends support to, is that while there are below market deals out there, it requires a continual effort of being “in the market” and looking at 100s of deals to negotiate the rare below market purchase.  

I usually use Redfin, but Canada isn't supported.

What are the markets that support your goals and ROI expectations?

Via the posting of well defined (defined within the state property code) notices which must be publicised within certain publications/online.In MI the specific Document which must be published is called Notice of Foreclosure by Advertisement.