Also I would suggest taking the largest potential expense for each property based on age of cap x items, add them all together and keep anywhere between 30 and 50% of that number.  

There as positives and negatives for that, but if you want to qualify for a $100k loan (I haven't looked in a while but that was the largest they used to offer) you will need to have great credit and very strong income.Unless things have changed since I last looked, they are also repaid on 3-7 year terms that are fully amortizing so your monthly payment will be very high compared with a "normal" hard money loan, which is often interest only or on 20-30 year amortization schedules.

The largest employer is the state government and the second largest employer is the Federal government. 

We also offer gardening plots to our tenants as well as out door recreation space.

We, Houston is 4th largest metro in the state for a reason, people love moving here even with Hurricane and flood because its welcoming city.

I am not familiar with your area, but, in general December is always very slow, especially from December 15th until the first week of January.Many are visiting family, traveling and celebrating the 2 largest holidays of the year, Christmas and New Years.

In the past year we sort of got screwed out of a city because 8 months into the process we realized the city didn't want to help at all for our $10,000,000 project (largest development in that town since the 08 crash).

It is a rather dynamic economy...alone 5th largest on planet?

Mastermind will focus on all areas of life:- Finances (1M+ net worth self made, similar to GoBundance)- Business/Career- Marriage & Family- Physical Health & Fitness- Faith (does not have to be Christian, but some type of faith that grounds you)- Fun/Recreation/Adventure- Contribution/philanthropyProposed structure (TBD based on group discussion/confirmation):- weekly 30-60 min video chat: round the horn updates on goals, projects, AIs, etc; Q&A- quarterly 1-2 hour session focused on quarterly goal creation/sharing (12 week year style of goals)- annually attend a conference together: BPCon, FinCon, Tony Robbins, etc (aim for 1 per year, see how that goes)- accountability group, idea brainstorming team, friendship, camaraderie, personal growth- if the group vibes, consider an annual social adventure trip (vacation, backpacking, rafting, surfing, etc; with or without family TBD)Rules:- no bull, commitment, follow through, go getters, make it happen, be there for each other- leverage your strengths to build others in the group up, place that you go to give (not just receive)- transparency, authenticity: full financial picture, challenges, strengths, weaknesses, family life, faith life, health- can come from anywhere in the US, as long as you can relatively consistently do a video call at a decent time of dayIf by surprise a lot of people respond, I'm glad to be matchmaker for additional mastermind groups as well (men, women, mixed, at varying levels, etc). 

No boats, trailers, recreational vehicles, project cars, etc.