Seeking Advice: First-Time BRRRR + House Hacking Deal in Dallas with $400k Budget

[Amir Melzer]

Hey everyone, my name is Itamar, I’m 22, and I’m looking to get my first real estate deal. My girlfriend and I currently live in Pennsylvania, but we’re planning to move to Dallas, Texas, which we really like, and I want to make this first investment there.

I'd love to get your advice and thoughts. My plan is to combine the BRRRR method with house hacking—ideally buying a duplex, living in one side, and renting out the other. This would help me bring my living expenses close to zero while saving more money. I'd use an FHA loan, which allows a smaller down payment and more funds for renovations. My goal is to build equity by buying a property that isn't at its full potential, doing cosmetic upgrades, and increasing its market value—not necessarily focusing on cash flow at first.

Basically, what I’m trying to figure out is: is this strategy realistic in Dallas with a budget of around $400,000? If anyone has experience doing something similar in the city, I’d really appreciate any tips or advice.

Thanks so much in advance! This community is truly awesome !