Best place in Texas for rental cash flow
Member since 2022 · 36 posts · 10 votes
Best place in Texas for rental cash flow
Most Popular Reply
Jay HurstBusiness Member
Lender · Dallas, TX · Member since 2017 · 1k+ posts · 1k+ votesQuote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
If there was a "best" place, it would no longer be the best place by the time you found out about it. That is what the market does. If rents vs cost are out of whack either on the high or low side they correct. Any market has properties that have good price to rent ratios, and properties that have bad price to rent. Even high priced markets.
Hurst Real Estate, INC4.991 Reviews
55 Replies
- 1yJason WrayPro MemberBanker · Nationwide · Member since 2020 · 2k+ posts · 1k+ votes
Larry,
Reach out to @Lucia Rushton great agent to call to find cash flow properties in DFW.
- 1yWale LawalBusiness MemberReal Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
In Texas, some of the best markets for cash flow rentals include San Antonio, parts of Houston (like North and East Houston), and secondary markets like Waco, Lubbock, and Corpus Christi. These areas offer affordable entry prices, strong rental demand, and reasonable property taxes compared to major metro areas. Focusing on distressed properties in emerging neighborhoods can maximize returns, especially with the BRRRR strategy. DM me if you need help narrowing down specific zip codes or investor-friendly contractors!
Good luck!
NETWORTH BUILDERS5236 Reviews - 1yDiego AlvaradoBusiness MemberReal Estate Agent · Flower Mound, TX · Member since 2016 · 297 posts · 139 votes
@Larry Davis there are many areas in DFW for cash flow. Fort Worth, Mesquite, Lewisville are some of them.
It will all depend on what is you complete criteria.
Alvarado Realty Group522 Reviews- Member since 2024 · 3 posts · 0 votes1y
Quote from @Diego Alvarado:
@Larry Davis there are many areas in DFW for cash flow. Fort Worth, Mesquite, Lewisville are some of them.
It will all depend on what is you complete criteria.
- Member since 2024 · 3 posts · 0 votes1y
Quote from @Diego Alvarado:
@Larry Davis there are many areas in DFW for cash flow. Fort Worth, Mesquite, Lewisville are some of them.
It will all depend on what is you complete criteria.
- Member since 2022 · 36 posts · 10 votes1y
Thanks Yann for your response. Just curious.
Why Dallas?
- 1yDiego AlvaradoBusiness MemberReal Estate Agent · Flower Mound, TX · Member since 2016 · 297 posts · 139 votes
Quote from @Larry Davis:
Thanks Yann for your response. Just curious.
Why Dallas?
Your post was in Dallas location so I thought it will be there.
There are many cities outside the metroplexes that will give you cash flow.
Paris, Tyler, Wichita Falls and San Antonio are some that can find a good cash flow and appreciation.
Of course you have to analyze case by case and it could be many others.
Every answer will depend of the experience that everyone has in those cities.
Alvarado Realty Group522 Reviews - Rental Property Investor · Dallas, TX · Member since 2023 · 4 posts · 2 votes1y
Quote from @Diego Alvarado:
Quote from @Larry Davis:
Thanks Yann for your response. Just curious.
Why Dallas?
Your post was in Dallas location so I thought it will be there.
There are many cities outside the metroplexes that will give you cash flow.
Paris, Tyler, Wichita Falls and San Antonio are some that can find a good cash flow and appreciation.
Of course you have to analyze case by case and it could be many others.
Every answer will depend of the experience that everyone has in those cities.
OP may or may not understand the weight of managing properties via 3rd party vs self-managing, that adds cost and noise between the tenant-landlord relationship. The further away, the more costly everything becomes despite the paper cashflow.
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Gonzalo Vodopivec:
Quote from @Diego Alvarado:
Quote from @Larry Davis:
Thanks Yann for your response. Just curious.
Why Dallas?
Your post was in Dallas location so I thought it will be there.
There are many cities outside the metroplexes that will give you cash flow.
Paris, Tyler, Wichita Falls and San Antonio are some that can find a good cash flow and appreciation.
Of course you have to analyze case by case and it could be many others.
Every answer will depend of the experience that everyone has in those cities.
OP may or may not understand the weight of managing properties via 3rd party vs self-managing, that adds cost and noise between the tenant-landlord relationship. The further away, the more costly everything becomes despite the paper cashflow.
- 1yJay HurstBusiness MemberLender · Dallas, TX · Member since 2017 · 1k+ posts · 1k+ votes
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
If there was a "best" place, it would no longer be the best place by the time you found out about it. That is what the market does. If rents vs cost are out of whack either on the high or low side they correct. Any market has properties that have good price to rent ratios, and properties that have bad price to rent. Even high priced markets.
Hurst Real Estate, INC4.991 Reviews - Member since 2022 · 36 posts · 10 votes1y
Thanks Jay for responding.
No cash flow rentals in my part of California bud. That’s why I’m looking in Texas.
Thanks for considering.
- Member since 2022 · 36 posts · 10 votes1y
Thanks for responding Wale. I appreciate your insightful response about those areas.
You didn’t mention Dallas. Any reason why?
Just curious.
ThanksLarry
- Real Estate Agent · San Antonio · Member since 2024 · 103 posts · 42 votes1y
Hey Larry, Texas has some great markets for cash-flowing rentals, but the best choice depends on your budget, risk tolerance, and strategy. If you're looking to buy fixers with cash, rehab, and rent, here are a few solid options:
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San Antonio – Still relatively affordable with strong rental demand. Certain pockets offer good cash flow, especially if you target working-class neighborhoods with stable tenant bases.
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Fort Worth – More affordable than Dallas but growing fast. There are opportunities in older neighborhoods that need rehab.
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Beaumont – Lower purchase prices and solid rental demand, though economic reliance on oil and gas is a factor to consider.
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Killeen – Driven by Fort Hood (now Fort Cavazos), military tenants provide consistent demand, and fixer-uppers are available at lower price points.
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Rio Grande Valley (McAllen, Edinburg, Harlingen) – Lower-cost properties, but make sure to evaluate job growth and tenant stability.
San Antonio, in particular, has a good balance of affordability, rental demand, and appreciation potential. If you're looking for C-class properties with strong cash flow, you can find good deals here, especially if you're open to light-to-moderate rehabs.
What kind of cash-on-cash return are you targeting? That might help narrow down the best market for your goals.
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- Member since 2022 · 36 posts · 10 votes1y
Thank you Lisa for that quick insightful update. I will look into these areas more thoroughly. I’m looking for cheap rental homes (3bdrm 2bath) from 50-150k that have rent potential of 900 bucks a month or more after rehab. Which of those areas mentioned would you think would be a safer bet for this approach? Looking to purchase anywhere from 5-10 homes.
Larry
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Larry Davis:
Thank you Lisa for that quick insightful update. I will look into these areas more thoroughly. I’m looking for cheap rental homes (3bdrm 2bath) from 50-150k that have rent potential of 900 bucks a month or more after rehab. Which of those areas mentioned would you think would be a safer bet for this approach? Looking to purchase anywhere from 5-10 homes.
Larry
- Member since 2022 · 36 posts · 10 votes1y
Hi Lisa. Here’s an example of what I’m looking for which is a combination of equity n cash flow in one package. Not too familiar with the area though. It looks a little remote but not sure if rental demand is high in that area. Lmk what you think.
I’ll get back with you with the exact address in a few.
Larry
- Member since 2022 · 36 posts · 10 votes1y
Lisa the address is 2204 Edgefield st
Killeen Texas 76549. Great price bought some years ago in a great area and I know will be hard to find now. If it’s a fixer,probate or foreclosure, maybe 150 ish now if it pops up. Lmk yr thoughts, I know nothing about this area. I also saw a few under 100k as well in 76541. What’s that area like as far as rental income in your opinion compared to 76549 zip.
Larry
- Real Estate Agent · San Antonio · Member since 2024 · 103 posts · 42 votes1y
Great question, Larry. For strong cash flow in Texas, many investors look at markets with lower home prices relative to rent potential. Here are a few areas to consider:
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San Antonio – One of the more affordable major cities with steady rental demand. Certain pockets, like the south and west sides, offer good deals on fixers.
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Fort Worth – Compared to Dallas, Fort Worth tends to have better cash flow potential with strong rental demand. Look at older neighborhoods where values haven't skyrocketed yet.
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Beaumont – Lower entry prices and a solid rental market make this a strong cash flow play, though be mindful of flood zones.
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Killeen – Home to Fort Cavazos (formerly Fort Hood), this military town has consistent rental demand and affordable properties.
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Corpus Christi – Coastal markets can be hit or miss, but certain areas offer good cash flow, especially with short-term rental potential.
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Smaller towns around Houston – Places like Pasadena, Baytown, and Texas City offer cheaper properties with solid rental markets.
The key is finding fixers in neighborhoods where rehab costs align with after-repair values and rental rates support your investment goals. Are you targeting any specific price ranges or property types?
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Lisa Choi:
Great question, Larry. For strong cash flow in Texas, many investors look at markets with lower home prices relative to rent potential. Here are a few areas to consider:
-
San Antonio – One of the more affordable major cities with steady rental demand. Certain pockets, like the south and west sides, offer good deals on fixers.
-
Fort Worth – Compared to Dallas, Fort Worth tends to have better cash flow potential with strong rental demand. Look at older neighborhoods where values haven't skyrocketed yet.
-
Beaumont – Lower entry prices and a solid rental market make this a strong cash flow play, though be mindful of flood zones.
-
Killeen – Home to Fort Cavazos (formerly Fort Hood), this military town has consistent rental demand and affordable properties.
-
Corpus Christi – Coastal markets can be hit or miss, but certain areas offer good cash flow, especially with short-term rental potential.
-
Smaller towns around Houston – Places like Pasadena, Baytown, and Texas City offer cheaper properties with solid rental markets.
The key is finding fixers in neighborhoods where rehab costs align with after-repair values and rental rates support your investment goals. Are you targeting any specific price ranges or property types?
Something around 100k or lower. cash. fix and rent. Residential areas up and coming bc of IT business growth in that city. In other words, big job tech firms are coming in like Abilene or little elm, or any other city where there is a large business growth potential. Interested in purchasing 5 to 10 homes for starters.
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- Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes1y
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
Sherman/Denison
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Bruce Lynn:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
Sherman/Denison
Thanks Bruce for your direct answer. But why? Out of all the other cities.
- Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes1y
Smaller cities, lots of old housing stock that can sometime be cheap and needs work. Probably 2 dozen or more real demand drivers like factories and casinos and hospitals. Growth moving north. So many housing project started that will require thousands of construction workers. Better rent vs price ratios than many other cities, maybe almost ever other city around. Population growth.
If you want to be in at $100K, very few cities you can do that in that have a great combination of job growth, population growth, wage growth. Too many of the cities named by others are no growth cities. That's not where you want to be.
Of course in all the cities named, very tough to find $100K houses any more, so you may just have to be city agnostic and focus more on prices.
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Bruce Lynn:
Smaller cities, lots of old housing stock that can sometime be cheap and needs work. Probably 2 dozen or more real demand drivers like factories and casinos and hospitals. Growth moving north. So many housing project started that will require thousands of construction workers. Better rent vs price ratios than many other cities, maybe almost ever other city around. Population growth.
If you want to be in at $100K, very few cities you can do that in that have a great combination of job growth, population growth, wage growth. Too many of the cities named by others are no growth cities. That's not where you want to be.
Of course in all the cities named, very tough to find $100K houses any more, so you may just have to be city agnostic and focus more on prices.
Hi Bruce and thanks for your response. I am assuming you have in mind coppell Texas As one of those smaller cities or did you have others in mind?
- Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes1y
Quote from @Larry Davis:
Unless there is some very unusual circumstance, I would not suggest looking in Coppell for investment property. Those days are long over. Prices way too high and rent prices way too low. Better ROI in other cities. You also asked for homes $100,000 or less. In Coppell you would probably be at $400,000 minimum. That is why I suggest Sherman and Denison and surrounding cities.
- 1yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Bruce Lynn:
Quote from @Larry Davis:
Unless there is some very unusual circumstance, I would not suggest looking in Coppell for investment property. Those days are long over. Prices way too high and rent prices way too low. Better ROI in other cities. You also asked for homes $100,000 or less. In Coppell you would probably be at $400,000 minimum. That is why I suggest Sherman and Denison and surrounding cities.
this reminds me when I was getting my instrument rating.. And of course ice is a major factor with private aviation and instrument flying ( IE in the clouds were Ice lives) I would ask my instructor how do we know or where is the ice.. He would just say Ice is where you find it.. so cash flow to me is where you find it. and you have to work it backwards
- Realtor · Killeen, TX · Member since 2012 · 19 posts · 5 votes1y
Hi Larry, I know the area well. I'm a realtor that specializes in the Killeen "bell county area ". I've helped many investors in the area. There will always be a rental demand in this area due to our local military base. A price with more buying opportunity is in the 160-180 range for a 3-2-2. Rent return is in the 1300/1500 range depending on location and condition.
As far as the area code 76549 "Harker Heights". Rents will be higher. Reach out if you would like more insight.
- 1yTravis TimmonsPro MemberRental Property Investor · Ellsworth, ME · Member since 2021 · 1k+ posts · 2k+ votes
There is no market that I have seen anywhere - and in Texas for that matter (we own 2 properties there) - that provides actual, end of year, after all expenses cash flow for 20% down as a long term rental. The lower class, cash flow on paper types will not appreciate and come with a tenant pool that requires a lot of work, maintenance, and hassle. Also, a new roof or foundation repair wipes out 5 years of "cash flow". It just doesn't exist at the moment.
If you want income, paid off properties and/or higher effort strategies (short term, mid term, rent by the room, etc.) are the only ways that I see to get there. Even those offer a pretty meager return as buyer competition is high and margins have compressed.
- Member since 2022 · 36 posts · 10 votes1y
Hi Diego. Your answer was a more honest answer than other responses i've gotten. Not including this post because most were pretty goodl. But thats exactly what i anticipated with out of state investing. Problems. Unless you already have a tried and tested team which takes time to build.
Thanks for your response. What are your thoughts about Fort Worth investing in rental cash flow. Is it up and coming, flat or over plaid? Then you have Abilene with all the Tech Data centers going up. [Possible gold mine or fools gold? Your thoughts.....
- 1yJoe S.Pro MemberInvestor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂- 1yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂
I always wondered why folks on BP were so quick to create their own competition when they work hard and then find a honey hole.. - Member since 2022 · 36 posts · 10 votes1y
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
- 1yJoe S.Pro MemberInvestor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
Not sure how to interpret that. 🧐
Was that a thank you or indirect scolding session? 😂
- 1yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Joe S.:
Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
Not sure how to interpret that. 🧐
Was that a thank you or indirect scolding session? 😂
solid gold Scold.. probably meant for me since I wont share my clients Honey holes. - Rental Property Investor · New Braunfels, TX · Member since 2022 · 408 posts · 408 votes1yLarry, New Braunfels has been very good to us just north of San Antonio for the last 21 years. But things have changed a lot since then. To get in the game here you are going to pay north of $250,000 for a nice 3/2 house. Some new builds are a little less with builder incentives but in general the older established B neighborhoods are not going to cash flow.
Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Account Closed:
Larry, New Braunfels has been very good to us just north of San Antonio for the last 21 years. But things have changed a lot since then. To get in the game here you are going to pay north of $250,000 for a nice 3/2 house. Some new builds are a little less with builder incentives but in general the older established B neighborhoods are not going to cash flow.Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
Thanks Kristi. I really appreciate your positive feedback. BP for the most part has been a great help for investors networking and growing their portfolios. Especially for out of state investors. Any areas left you’d recommend to check out?
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Joe S.:
Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
Not sure how to interpret that. 🧐
Was that a thank you or indirect scolding session? 😂
Thanks again Joe. No time for negativity bud bc we’re all in the same boat fishing for the same catch. No scolding meant.
- Rental Property Investor · New Braunfels, TX · Member since 2022 · 408 posts · 408 votes1yLike others have said. Start moving out to the fringes. We have bought in Seguin, Schertz and McQueeney the last 3 years. There just aren't that many "deals" available like there were 5 years ago but we are still buying.
Quote from @Larry Davis:
Quote from @Account Closed:
Larry, New Braunfels has been very good to us just north of San Antonio for the last 21 years. But things have changed a lot since then. To get in the game here you are going to pay north of $250,000 for a nice 3/2 house. Some new builds are a little less with builder incentives but in general the older established B neighborhoods are not going to cash flow.Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
Thanks Kristi. I really appreciate your positive feedback. BP for the most part has been a great help for investors networking and growing their portfolios. Especially for out of state investors. Any areas left you’d recommend to check out?
- Member since 2022 · 36 posts · 10 votes1yYep, that’s what I’m finding out. Just gotta dig in n start hunting. But I live in California so it’s a bit of a challenge. Me and the wife will be visiting Texas soon so I’ll get a chance to hop around different cities n suburbs to see if I can pickup something or get a feel for the R.E. waters.
Quote from @Account Closed:
Like others have said. Start moving out to the fringes. We have bought in Seguin, Schertz and McQueeney the last 3 years. There just aren't that many "deals" available like there were 5 years ago but we are still buying.Quote from @Larry Davis:
Quote from @Account Closed:
Larry, New Braunfels has been very good to us just north of San Antonio for the last 21 years. But things have changed a lot since then. To get in the game here you are going to pay north of $250,000 for a nice 3/2 house. Some new builds are a little less with builder incentives but in general the older established B neighborhoods are not going to cash flow.Quote from @Larry Davis:
Quote from @Joe S.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
The best places are where you can find the best deal for a property that would attract good tenants long-term, and not have a lot of repairs ongoing.
A month or two back I believe I hit a Home run on accident and it was not San Antonio. Lol.
If it is as good as I’m hoping I will target that geographical area more and no, I will not list it here on Bigger Pockets.😂That hot location Joe is not that hard to figure out since you're from the San Antonio area. Its the smaller cities outside of over played Metro growth areas where I'm finding out that a shrewd investor can carve out his niche. Your comment was actually in line with what i'm finding out. I learned that from investors who were willing to share knowledge on this site and network, which is not a bad thing since whatever you do in the way that you treat people will come back to you. Whether good or bad. So thanks for the input Bud.
Thanks Kristi. I really appreciate your positive feedback. BP for the most part has been a great help for investors networking and growing their portfolios. Especially for out of state investors. Any areas left you’d recommend to check out?
- Investor · Texas City, TX · Member since 2018 · 54 posts · 22 votes1y
Hi @Larry Davis
I was looking into investing in New Braunfels, TX — the second-fastest growing suburb in the country. But my partner was a bit hesitant because of declilning home prices, but within months, prices are increasing.
Personally, my main criteria are positive cash flow and a strong CoC return. I use a simple online calculator that pulls all the essential metrics together in just 2–3 minutes. If the numbers look good, then I dig deeper.
- Member since 2022 · 36 posts · 10 votes1yHey Kari, thanks for responding. Every little bit helps since we’re all swimming in the same shark infested waters. We might as well help each other stay afloat. 😃 Lots of apps out there. Were you referring to the BP app? Or?
Quote from @Kasi V.:
Hi @Larry Davis
I was looking into investing in New Braunfels, TX — the second-fastest growing suburb in the country. But my partner was a bit hesitant because of declilning home prices, but within months, prices are increasing.
Personally, my main criteria are positive cash flow and a strong CoC return. I use a simple online calculator that pulls all the essential metrics together in just 2–3 minutes. If the numbers look good, then I dig deeper.
- Investor · Texas City, TX · Member since 2018 · 54 posts · 22 votes1yBP calculator was a fantastic tool I used years ago, now limited to Pro members only. You can find this online calculator and other tools....nicely rounded up here in this blog Starting Your Real Estate Investing Journey.
Quote from @Larry Davis:
Hey Kari, thanks for responding. Every little bit helps since we’re all swimming in the same shark infested waters. We might as well help each other stay afloat. 😃 Lots of apps out there. Were you referring to the BP app? Or?Quote from @Kasi V.:
Hi @Larry Davis
I was looking into investing in New Braunfels, TX — the second-fastest growing suburb in the country. But my partner was a bit hesitant because of declilning home prices, but within months, prices are increasing.
Personally, my main criteria are positive cash flow and a strong CoC return. I use a simple online calculator that pulls all the essential metrics together in just 2–3 minutes. If the numbers look good, then I dig deeper.
- Investor · Texas City, TX · Member since 2018 · 54 posts · 22 votes1yBP calculator was a fantastic tool I used years ago, now limited to Pro members only. You can find this online calculator and other tools....nicely rounded up here in this blog Starting Your Real Estate Investing Journey.
Quote from @Larry Davis:
Hey Kari, thanks for responding. Every little bit helps since we’re all swimming in the same shark infested waters. We might as well help each other stay afloat. 😃 Lots of apps out there. Were you referring to the BP app? Or?Quote from @Kasi V.:
Hi @Larry Davis
I was looking into investing in New Braunfels, TX — the second-fastest growing suburb in the country. But my partner was a bit hesitant because of declilning home prices, but within months, prices are increasing.
Personally, my main criteria are positive cash flow and a strong CoC return. I use a simple online calculator that pulls all the essential metrics together in just 2–3 minutes. If the numbers look good, then I dig deeper.
- Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes1y
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
- Member since 2022 · 36 posts · 10 votes1yKeep your investments Ken and their locations. I don’t buy subject 2 bc it’s risky and it’s getting shut down by state regulators. And I know how to use Redfin to pull rental and sale comps with my eyes closed. Btw, confident and secure investors have no problem sharing location information. I’ve ran into many even on this post. I’ve shared location information with them as well. No harm no foul.
Quote from @Ken M.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
Here’s a quote from one of the wisest and richest kings to ever walk the earth. “He that waters others will himself be freely watered and the generous soul will be made fat.”🤔 - Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes1y
Quote from @Larry Davis:
Keep your investments Ken and their locations. I don’t buy subject 2 bc it’s risky and it’s getting shut down by state regulators. And I know how to use Redfin to pull rental and sale comps with my eyes closed. Btw, confident and secure investors have no problem sharing location information. I’ve ran into many even on this post. I’ve shared location information with them as well. No harm no foul.Quote from @Ken M.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
Here’s a quote from one of the wisest and richest kings to ever walk the earth. “He that waters others will himself be freely watered and the generous soul will be made fat.”🤔
“He that waters others will himself be freely watered and the generous soul will be made fat.”
You weren't offering to "water others", you are asking to be watered. You have misunderstood/ignored the quote.
Please, tell us, where are the best places to invest then?
You're answer is always said by the people who won't put in the work to succeed. But, Bless you anyway. ;-)"Follow our example, because we did not act in an undisciplined way among you, nor did we eat anyone’s bread without paying for it, but with labor and hardship we kept working night and day so that we would not be a burden to any of you; not because we do not have the right to this, but in order to offer ourselves as a role model for you, so that you would follow our example.
For even when we were with you, we used to give you this order: if anyone is not willing to work, then he is not to eat, either. For we hear that some among you are leading an undisciplined life, doing no work at all, but acting like busybodies. Now we command and exhort such persons work peacefully and eat their own bread."
I'll take Paul over Solomon any day. Solomon did plenty to displease the King in his pursuit of wealth.
- 1yJoe S.Pro MemberInvestor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
Quote from @Ken M.:
Quote from @Larry Davis:
Keep your investments Ken and their locations. I don’t buy subject 2 bc it’s risky and it’s getting shut down by state regulators. And I know how to use Redfin to pull rental and sale comps with my eyes closed. Btw, confident and secure investors have no problem sharing location information. I’ve ran into many even on this post. I’ve shared location information with them as well. No harm no foul.Quote from @Ken M.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
Here’s a quote from one of the wisest and richest kings to ever walk the earth. “He that waters others will himself be freely watered and the generous soul will be made fat.”🤔
“He that waters others will himself be freely watered and the generous soul will be made fat.”
You weren't offering to "water others", you are asking to be watered. You have misunderstood/ignored the quote.
Please, tell us, where are the best places to invest then?
You're answer is always said by the people who won't put in the work to succeed. But, Bless you anyway. ;-)"Follow our example, because we did not act in an undisciplined way among you, nor did we eat anyone’s bread without paying for it, but with labor and hardship we kept working night and day so that we would not be a burden to any of you; not because we do not have the right to this, but in order to offer ourselves as a role model for you, so that you would follow our example.
For even when we were with you, we used to give you this order: if anyone is not willing to work, then he is not to eat, either. For we hear that some among you are leading an undisciplined life, doing no work at all, but acting like busybodies. Now we command and exhort such persons work peacefully and eat their own bread."
I'll take Paul over Solomon any day. Solomon did plenty to displease the King in his pursuit of wealth.
Solomon did plenty to displease the King in his pursuit of wealth.
Solomon lost sight of his calling…😢 - Member since 2022 · 36 posts · 10 votes1ySolomon was the king. But hey bud I don’t have time for this. Obviously you’re not making any money at all to have time to play God n judge people. I help people freely all the time bud and work for a living too. But hey, let’s end this. Have a good life.
Quote from @Ken M.:
Quote from @Larry Davis:
Keep your investments Ken and their locations. I don’t buy subject 2 bc it’s risky and it’s getting shut down by state regulators. And I know how to use Redfin to pull rental and sale comps with my eyes closed. Btw, confident and secure investors have no problem sharing location information. I’ve ran into many even on this post. I’ve shared location information with them as well. No harm no foul.Quote from @Ken M.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
Here’s a quote from one of the wisest and richest kings to ever walk the earth. “He that waters others will himself be freely watered and the generous soul will be made fat.”🤔
“He that waters others will himself be freely watered and the generous soul will be made fat.”
You weren't offering to "water others", you are asking to be watered. You have misunderstood/ignored the quote.
Please, tell us, where are the best places to invest then?
You're answer is always said by the people who won't put in the work to succeed. But, Bless you anyway. ;-)"Follow our example, because we did not act in an undisciplined way among you, nor did we eat anyone’s bread without paying for it, but with labor and hardship we kept working night and day so that we would not be a burden to any of you; not because we do not have the right to this, but in order to offer ourselves as a role model for you, so that you would follow our example.
For even when we were with you, we used to give you this order: if anyone is not willing to work, then he is not to eat, either. For we hear that some among you are leading an undisciplined life, doing no work at all, but acting like busybodies. Now we command and exhort such persons work peacefully and eat their own bread."
I'll take Paul over Solomon any day. Solomon did plenty to displease the King in his pursuit of wealth.
- Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes1ySorry bub, even Solomon had to bow to the Real King. Every knee shall bow . . .
Quote from @Larry Davis:
Solomon was the king. But hey bud I don’t have time for this. Obviously you’re not making any money at all to have time to play God n judge people. I help people freely all the time bud and work for a living too. But hey, let’s end this. Have a good life.Quote from @Ken M.:
Quote from @Larry Davis:
Keep your investments Ken and their locations. I don’t buy subject 2 bc it’s risky and it’s getting shut down by state regulators. And I know how to use Redfin to pull rental and sale comps with my eyes closed. Btw, confident and secure investors have no problem sharing location information. I’ve ran into many even on this post. I’ve shared location information with them as well. No harm no foul.Quote from @Ken M.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
Here’s a quote from one of the wisest and richest kings to ever walk the earth. “He that waters others will himself be freely watered and the generous soul will be made fat.”🤔
“He that waters others will himself be freely watered and the generous soul will be made fat.”
You weren't offering to "water others", you are asking to be watered. You have misunderstood/ignored the quote.
Please, tell us, where are the best places to invest then?
You're answer is always said by the people who won't put in the work to succeed. But, Bless you anyway. ;-)"Follow our example, because we did not act in an undisciplined way among you, nor did we eat anyone’s bread without paying for it, but with labor and hardship we kept working night and day so that we would not be a burden to any of you; not because we do not have the right to this, but in order to offer ourselves as a role model for you, so that you would follow our example.
For even when we were with you, we used to give you this order: if anyone is not willing to work, then he is not to eat, either. For we hear that some among you are leading an undisciplined life, doing no work at all, but acting like busybodies. Now we command and exhort such persons work peacefully and eat their own bread."
I'll take Paul over Solomon any day. Solomon did plenty to displease the King in his pursuit of wealth.
Your priorities are confused. But, those whose make money their god will will always be confused. I wish you well anyway, and to find the One True King. - Member since 2022 · 36 posts · 10 votes1yGet a life Ken.
Quote from @Ken M.:
Sorry bub, even Solomon had to bow to the Real King. Every knee shall bow . . .Quote from @Larry Davis:
Solomon was the king. But hey bud I don’t have time for this. Obviously you’re not making any money at all to have time to play God n judge people. I help people freely all the time bud and work for a living too. But hey, let’s end this. Have a good life.Quote from @Ken M.:
Quote from @Larry Davis:
Keep your investments Ken and their locations. I don’t buy subject 2 bc it’s risky and it’s getting shut down by state regulators. And I know how to use Redfin to pull rental and sale comps with my eyes closed. Btw, confident and secure investors have no problem sharing location information. I’ve ran into many even on this post. I’ve shared location information with them as well. No harm no foul.Quote from @Ken M.:
Quote from @Larry Davis:
Where would a smart investor go in Texas to invest in rental properties for overall best cash flow? Buying fixers for cash/fix/rent.
Larry
.
The guy who most regretted the California gold rush, was the guy who told the Assayer where he found the gold.
There is a big difference between teaching a guy how to find where the fish are, rather than telling him where your favorite fishing hole is. You might tell your brother or best friend the location, but you sure don't tell strangers. :-)
Here's a hint though. Go to a website like Redfin, sort rentals by any zip code you want to buy in. Use that information as a basis for what you can get for rents there. Then what we do, is buy properties using creative techniques that access the existing interest rate of the existing loan. We don't have realtor costs, loan origination costs or DTI limitations. It's work, but it works. If you won't put in the work, don't expect fish for dinner.One of my buyers is from So Cal and even with my fee, he gets $60K equity and cash flow on the deal I just sent him that he closed on. Another buyer from Sacramento, same thing. He found it to be more profitable to have me find him a deal, than to do the work himself. Oh well. His choice. He still got a great deal. The high tech guy in Sunnyvale wants a "double golden deal" so he is tougher to please, but we'll eventually find him one.
The fish are jumping if you scout around the waters you are in.
(locations not named in order to protect my client's investments)
Here’s a quote from one of the wisest and richest kings to ever walk the earth. “He that waters others will himself be freely watered and the generous soul will be made fat.”🤔
“He that waters others will himself be freely watered and the generous soul will be made fat.”
You weren't offering to "water others", you are asking to be watered. You have misunderstood/ignored the quote.
Please, tell us, where are the best places to invest then?
You're answer is always said by the people who won't put in the work to succeed. But, Bless you anyway. ;-)"Follow our example, because we did not act in an undisciplined way among you, nor did we eat anyone’s bread without paying for it, but with labor and hardship we kept working night and day so that we would not be a burden to any of you; not because we do not have the right to this, but in order to offer ourselves as a role model for you, so that you would follow our example.
For even when we were with you, we used to give you this order: if anyone is not willing to work, then he is not to eat, either. For we hear that some among you are leading an undisciplined life, doing no work at all, but acting like busybodies. Now we command and exhort such persons work peacefully and eat their own bread."
I'll take Paul over Solomon any day. Solomon did plenty to displease the King in his pursuit of wealth.
Your priorities are confused. But, those whose make money their god will will always be confused. I wish you well anyway, and to find the One True King.
- Flipper/Rehabber · Temple, TX · Member since 2008 · 168 posts · 46 votes1y
@Teresa Tramp I have rehab 4br 2ba 1860sf in 49 zip. What's the rent rate for this house? I have for sale at 190k.
- Member since 2022 · 36 posts · 10 votes1yJust use the 1% rule as a base and you’ll be fine.
Quote from @Barry Ratliff:
@Teresa Tramp I have rehab 4br 2ba 1860sf in 49 zip. What's the rent rate for this house? I have for sale at 190k.
- Real Estate Agent · Houston Texas · Member since 2025 · 16 posts · 16 votes1y
Smaller markets have served me well with cash flowing properties. Cheaper pricing, smaller down payments & increasing rents over time. Finding off market deals and doing a BRRRR method is normally the most lucrative way to start a rental portfolio as well.
- Member since 2022 · 36 posts · 10 votes1y
Quote from @Collie Hill:
Smaller markets have served me well with cash flowing properties. Cheaper pricing, smaller down payments & increasing rents over time. Finding off market deals and doing a BRRRR method is normally the most lucrative way to start a rental portfolio as well.
Thanks Collie for the feedback. You're pretty much in line with most investors who posted on this subject. Quick question: Are you finding out that the buyers are institutional buyers or actual local investors? (Who are using the brrrr method)
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