All Forum Posts by: Robert Johnson

I'm in the middle of my current live-in BRRRR, and it got me thinking about the value adds that have made the biggest difference in my past and current projects.

Right now, I’m focused on things like:

• Adding HVAC where there wasn’t any before

• Replacing old sewer lines

• Updating kitchen and bathroom with functional with modern finishes

• fencing and outdoor spaces (fire pit, seating areas, etc.)

• Interior upgrades like skim-coating ceilings, adding passthrough between kitchen and living room, and refinishing existing cabinetry instead of replacing

These have all had a noticeable impact on rent potential and appraised value in my market.

I’m curious what other investors have found to be your BIGGEST value adds, especially in today’s environment. Are you finding it’s more about cosmetic upgrades, functional systems (roof, HVAC, plumbing), or adding additional units/space?

Would love to hear your experience so we can compare notes and maybe give each other some fresh ideas for the next project.

I wanted to share my house hacking experiences so far, since reading other people’s stories here helped me get started.

My first house hack was a duplex. I lived in one side and rented out the other, and for the first 6 months my out-of-pocket mortgage payment was only $28/month. That part was awesome. The not-so-awesome part was that it was in a rough neighborhood, which made it tough to find and keep good tenants. It was a great learning experience, but it definitely showed me that location matters just as much as the numbers.

My second house hack was a single-family home with an ADU in the backyard, this time in a much nicer neighborhood. That made a huge difference. Both units were easy to rent, and they've stayed occupied even after I moved out and into my current live-in BRRRR project.

For all my properties, I’ve stuck with long-term tenants rather than short- or mid-term rentals. Both of my first two are cash flowing a little, but they’re really more appreciation plays for me right now. They both have 6.5% and 6.99% interest rates, so I’m looking forward to refinancing when rates drop to improve the cash flow.

I’m definitely in the camp that it’s better to be in the market than try to time the market. Every property I’ve bought so far has taught me something and put me in a better position for the next move.

Curious to hear if anyone else has made the jump from a house hack into a live-in BRRRR and how that transition worked for you?

Abilene, Texas has been quietly building a strong case for real estate investors, and recent developments are accelerating that momentum. Here’s why this market deserves attention.

1. Major Economic Driver: AI Data Center Buildout
The Stargate/Lancium/Crusoe AI data center project is bringing a huge influx of skilled workers to the area. Around 2,200 workers are already on-site, and Phase II later this year is expected to increase that to 5,000. This has created an immediate and noticeable increase in rental demand, especially for furnished and short-term housing.

2. Surging Rental Rates
At the start of 2025, the average rent was $1.11 per square foot. By July, that number rose to $1.29, and early August leases have averaged $1.50 per square foot. Isolating just this year’s data, rents have jumped nearly 30 percent. In a market that was already affordable compared to major metros, this kind of growth is significant.

3. Tight Inventory and Fast Leasing
Abilene’s median days on market for rentals in July was 11, compared to 25 for the broader North Texas region. Rental inventory sits at just 0.5 months, while the larger DFW area is at 2.4 months. Units are leasing quickly, and available supply is scarce.

4. Affordable Purchase Prices
The median home price in Abilene is around $220,000 to $230,000. Infill new-build homes are even available for about $203,000 through city-backed first-time buyer programs. For investors, this price point creates opportunities for both cash flow and appreciation, especially when combined with strong rental demand.

5. Diverse Rental Strategies Work Here
Long-term rentals, by-the-room setups, and furnished mid-term rentals are all seeing strong performance. With thousands of incoming workers and a multi-year project timeline, there’s opportunity for both traditional and creative rental approaches.

6. Regional Stability
Abilene benefits from its mix of economic drivers, including three universities, Dyess Air Force Base, and a growing healthcare sector. These provide a steady baseline of housing demand, even outside of the data center boom.

Bottom line, Abilene offers a rare combination of affordability, strong rent growth, low vacancy, and a multi-year economic catalyst. For investors looking for markets that can deliver both immediate cash flow potential and long-term upside, this is one worth researching further.

Hey BP community,

I'm in the middle of a live-in BRRRR and wanted to share some progress, and maybe pick up a few tips along the way from folks who've been down this road.

I just bought the property and have been focusing on adding value right out of the gate. So far, I’ve:

• Added a full HVAC system

• Got a brand-new sewer line (paid for by the seller, huge win!)

• Installed a backyard fence for privacy

• Built a fire pit seating area that turned out really cool

• Cut in a kitchen passthrough/breakfast bar for an open feel

• Refinished the bathtub and vanity

• Installed a new toilet (full bathroom renovation planned for later)

• Built new cabinet doors from scratch to save money; couldn’t refinish the old ones and buying new was too pricey

Now I’m tackling scraping and skim coating all the popcorn ceilings before painting.

This place is already looking and feeling so much different, and I’m excited to see how the numbers turn out once I get to the refi stage.

For those of you who have done a live-in BRRRR:

• Any tips on staying sane while living in the middle of renovations?

• Anything you wish you had done earlier in the process?

I appreciate the wisdom from this group!

Hey everyone, I’m excited to officially join the BiggerPockets community.

I'm a Realtor and active real estate investor based in Abilene, Texas. I've been involved in a variety of strategies including BRRRR, flips, long term and short term rentals, and house hacking. I've also had the opportunity to help both new and experienced investors find deals that actually make sense on paper and in real life.

I love working with investors because I’ve been in their shoes. Whether it’s helping run numbers, identifying cash flowing opportunities, or finding creative ways to structure deals, I’m all about helping people build long term wealth through real estate.

Looking forward to learning from you all, sharing what I know, and connecting with like minded folks. If you're ever curious about the Abilene market or just want to chat investing, feel free to reach out.

Thanks for having me.

Robert Johnson
Realtor and Investor
Abilene TX