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Please poke holes!! trying to get in some reps on analysis.
Additional info: small town west of Waco. Do not see much appreciation at all, limited ability to increase rents. This would be top of market rent after rehab. I am right to be OK with a breakeven on the 50% rule? This will likely always be self managed, but accounted for 10% management fee.
Fix and flip or rental? I would be careful in a small town. The sale on the back end could take months or years. Renting pool is very small and a long way from a large enough city to warrant communting.