All Forum Posts by: Kyle Mccaw

@Unal Baris Kancoglu 

If the toilet is older and clogging frequently, replacing it might save you more long-term than continuing with small fixes. A new toilet is a low-cost upgrade that makes tenants happy and avoids those 10 p.m. “can’t flush” calls.

Before replacing, make sure it’s not a deeper plumbing issue—like a partial main line blockage or improper slope. A quick camera inspection by a plumber could confirm that.

If it is the toilet, look at models like the TOTO Drake or Kohler Cimarron. Both are known for strong flush performance due to better design (larger trapways, higher MaP scores). Look for a MaP rating of 800+ grams for solid waste—anything below that tends to clog more easily.

In North Texas, a toilet replacement (standard white, round-front, basic install) usually runs $275–$450, including labor. If your vendor knows you’re an investor and want reliable parts over fancy ones, you can usually get better pricing.

We replace a lot of toilets. It’s not glamorous, but it keeps tenants happy and maintenance calls down.

@Cindy Ng

You’re in a great position with $300K in cash—plenty of options ahead.

Not here to sell you on a specific city, but I will say this: California has made it very tough on landlords. High entry costs, restrictive laws, and long eviction timelines can put your investment at risk—especially if you’re not handy or able to manage repairs yourself.

You might consider investing in a landlord-friendly state where your rights are protected and returns are stronger. Texas is a common example, but choose somewhere you’d actually enjoy visiting. Owning in a place you like makes the occasional visit feel less like a chore.

And always build a local team you trust—property manager, handyman, and insurance/mortgage pros that understand investment real estate. That support system makes all the difference, especially when you’re not local.

@Leeling Chew 

@Joe Funari nailed it. I’d second everything he said.

In Texas, landlords can deduct from the security deposit for damages beyond normal wear and tear—but you need clear documentation. If no move-out inspection or photos were taken before the new tenant moved in, it’s tough to prove the prior tenant caused the oven issue or blinds damage. The Property Code (§92.104) does allow deductions, but only if you can substantiate them.

You may need to replace them and eat the cost if you can’t prove it was pre-existing. Going forward, always do a move-out walkthrough with detailed photos and videos. It’s one of the simplest ways to protect yourself and your property.

Landlording is a long game—every lesson makes the next one smoother. Keep going.

@Danny Jim. 

If you're house hacking, I'm guessing you're working with a lower down payment—which is totally fine and often the smartest way to start. If by multifamily you mean 2–4 units, FHA financing can be a great tool. That's how I got my start—house hacking a duplex with an FHA loan.

DFW doesn’t have a huge inventory of small multis, so expect some competition. Get with a solid lender early to understand your pre-approval numbers and what it takes to qualify. I’d recommend talking to someone like @Andrew Postell—he knows the ins and outs of financing for investors. Knowing your numbers upfront will help you act fast when the right deal hits.

Welcome, @Joseph Hernandez! Great to see another investor diving in with energy.

Southern California and Texas are two very different markets, but both have strong long-term potential if you play the fundamentals right. In Texas—especially here in North Texas—you'll find landlord-friendly laws, strong job growth, and cities like Dallas and Fort Worth that continue to attract both renters and businesses.

Stick with it, stay focused on your goals, and connect with local investors. The right network can save you from expensive mistakes and help you scale faster. Looking forward to seeing your journey unfold!

@Nate Garvey

the mindset of “taking action” is everything in this business. I remember those early days, grinding through books and podcasts, unsure if I was doing it right. Delayed gratification really is the friend of the real estate investor.

For networking, be sure to check out the REIAF meetup happening Tuesday, May 20th at 3 Nations Brewery. Nic, Tony, and TJ are 100% legit. No sales pitches—just honest education and conversation. Great place to learn flipping, BRRRR, and how to transition into rentals. I've seen a lot of investors grow through that group.

Keep stacking knowledge, surround yourself with pros, and don’t rush the first deal. You’re building a long-term machine here. Welcome to the DFW investing scene.

@Steven Martin you're on the right track—and your CPA background gives you a huge edge. Hard money is a great tool, just be sure you're buying deep enough to cover surprises. Focus on solid ARV comps (don't just trust wholesalers), and connect with local investor meetups like REI Social Club in DFW. One good BRRRR can snowball your portfolio—just stay patient and persistent. @Robin Carriger host a great monthly meet-up

@Chris Ehrhart

— The configuration of your rental will absolutely impact your turnover, tenant quality, and long-term returns.

From my experience managing over 1,200 rentals across DFW — including areas west of Fort Worth — here’s what you need to know:

1. 3 bed / 2 bath homes consistently have the strongest demand in most Texas markets. They attract families or long-term tenants who want more stability and are less likely to move every year. These tenants often come with kids in school, stable employment, and are looking to stay put.

2. 1/1 and 2/2 rentals tend to have higher turnover. Why? Because they’re often:

   • Seen as temporary housing,

   • Competing with apartments that offer pools, gyms, and concessions (free rent, move-in specials),

   • Attracting single individuals or roommates — which tends to mean shorter lease durations.

3. Apartments set the baseline. In most small towns, your 1/1 or 2/2 single-family homes or duplexes will be competing directly with multifamily developments that may offer better pricing or amenities. But 3/2 homes tend to operate in a class of their own — fewer comps, less price sensitivity, and higher demand from families.

4. So bottom line: know your tenant avatar before building. If your target renter is a family, the 3/2 wins hands down for stability and lower turnover. If you're targeting single professionals in high-traffic urban areas, 2/2 might work — but not typically in small towns west of Fort Worth.

@Carlos Davila

— you’re in a great spot to crush it over the next 5 years. Your savings, credit, and mindset are exactly what I see in investors who scale successfully in DFW.

A few thoughts from someone who's managed thousands of rentals across the Metroplex:

1. Start with a solid first deal. Don't let analysis delay action, but do focus on strong tenant screening and realistic rent estimates. Your first one sets the tone. If you're open to value-adds, you’ll get better returns than turnkey.

2. You’re smart to look at Fort Worth/Arlington. Strong rental demand, great mix of Class B neighborhoods, and lots of investors building wealth here. Also check North Fort Worth and parts of Haltom City or Saginaw for decent price-to-rent ratios.

3. Local networking is gold. Here are a few active DFW meetups to plug into:

   • Investors Network Community (INC DFW) – Monthly events in Grapevine and Plano.

   • DFW REI Club – Meets in Hurst; heavy investor turnout.

   • North Texas Real Estate Investors – Usually hosts in the Arlington area.

   • Real Estate IQ / Propelio Meetups – Good mix of education and connections.

4. Build your power team early. I’d recommend working with investor-focused lenders like @Andrew Postell and insurance pros like @Cameron Moore at ProCo. These guys know how to structure policies and loans with long-term goals in mind.

5. Stay focused on fundamentals. Cash flow is part of the picture — but like I’ve shared with many investors, don’t forget principal paydown, appreciation, and tax advantages (especially 1031 exchanges — rocket fuel for scaling).

You’re already miles ahead by thinking long-term. Stick to your plan, stay disciplined, and surround yourself with people who’ve already done what you’re trying to do. Delayed gratification will make this all worth it. Let’s go!

@Supriya Sharma

— love your energy and that you’re soaking up all the right content! Positive cash flow is great, but don’t forget the other three ways rentals build wealth over time:

1. Principal Paydown – Your tenants are buying the house for you, one month at a time.

2. Appreciation – North Texas continues to see strong long-term value growth, especially around job hubs and expanding suburbs.

3. Tax Benefits – Depreciation can shelter thousands in rental income from taxes, and 1031 exchanges let you defer capital gains and scale faster. Taxes are the enemy — use every tool you can.

Turnkey properties can be a good way to start, just be sure they’re truly turnkey. Even “rent ready” homes often need work in the first year, especially in this market.

Long-term, rentals are a delayed gratification game — but it works. I struggled early in my journey too, but consistency paid off. You’re already doing the right things by educating yourself and asking questions.

Feel free to look beyond Dallas into places like North Fort Worth, Saginaw, or parts of Denton County for better yield on your first deal. You're on the right path — stay patient and build smart!