Are there any duplexes in dfw?

[Juan Campos]

Hello guys, I've posted several questions before regarding my first investment, which will take place in 6 to 12 moths, a little about myself , 30 years old discovered the possibility and power of financial freedom through realestate last year.

I've been listening to BP podcasts,reading books, studying all I can when I can, after finally talking to my wife and educating her on the subject

We wanted to get a duplex for our first investment, however I can't seem to find Any in this market, it seems everything is either too far from our jobs, we work close to each other, or the only option is to find a condo or an off market duplex, however I've been running numbers on almost every property I find using the four square method and calculators , accounting for management, maintenance, cap-ex, hoa if any, insurance , pmi

But I can't seem to find anything that cashflows

Using rentometer too get an estimate of rental pricing as well..

How are you guys cashflowing or finding or making these deals? Forced appreciation?

I can't seem to find many multifamily properties and when I do the pricing on them is exorbitant, recently found one in a bad area in Arlington TX, for 400k, I used to live in that area and believe me it's not worth 400k.

Any advice anyone can provide would be great, I've even gone as far as looking up county records to see if there are any liens on the properties I look at, to see if I can negotiate pricing.

Should.i get a sfh move out after a year and rent it ?

Thanks in advance

[Bruce Lynn]

@Juan Campos  There are not a lot of multi for sale.  I think last week I drew a very big circle around DFW that included Sherman, Denison, Gainesville, Decatur, Weatherford, Burleson...you get the picture.  I think there were 35 multis for sale.

I look at every multi every day that comes on market....and I would say 1/2 of those come back with something like $500,000 sales price with $1250/side rent....which doesn't make any sense to many investors, however they still sell.  1/3 of the sale for all types of properties in DFW are for cash and I would guess higher on multi.  So could just be people out there trying to park cash...and get a little cash flow on their cash purchase.   4% return, might be better than having it in bonds.

Multi as you have found is often not in the best areas.   Get a bunch of investors and renters on the same block and 80pct don't care about how the yards look or how many cars are parked and it just doesn't turn out great in many situations.  There are some exceptions to that.

Who knows where we will be in 12 months....though.   Save as much cash as you can to make super strong offers.