How much volume are you doing that you can guarantee full employment year round?

Example: there’s a $415k duplex in Round Rock (for a 40 year old house) and the rent on each side is only $1500.

I get mtg pmt of $934 + HOA $410 + property taxes $312 (Estimated from $325k @ 1.15% rounded) and tenant pays utilities and water is usually paid for by the HOA and sometimes gas and/or electricity, etc..

Education cost money and you have gotten it in the first round.

That is why it's vitally important to build a well rounded portfolio with multiple streams of income, which is exactly what you are doing. 

I will say that there are areas here where cottages can't be year round.  

When I first started my number was 10. 10 is an easy, round, reachable number.

Other areas rent year round unfurnished to students and it is the students issue how they pay the summer.

He had never heard of this strategy and it took a few rounds of explaining, before he totally understood.

I have some friends who invest in the Poconos because it is so close to where we live, They don’t earn nearly the ROI that I do investing down south where I get year-round occupancy at way higher prices.Also there’s a bit of a gold rush going on in the Poconos since the pandemic started.