. $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.   

After analyzing I came up with the numbers listed in the below report (repairs are on the low side as much not needed according to current tenant).