What most people do in Tampa: “Garage Upgrade” (not a conversion)What you described is common and usually permitted like this:What people pull permits for (the safe part):InsulationElectrical upgradesA/C extension or mini-splitReplacing garage door with French doors / windowsPlumbing for bathroom + laundryEgress improvementsFire-rated drywall if requiredWhat they avoid pulling permits for:A second kitchenClosing off the unit with separate entry in a way that suggests two dwellingsAnything on plans that looks like a duplex configurationThis strategy keeps the ADU compliant, while letting you rent “rooms” within one unit.3.

A safe play for me has always been section 8 housing, but doing such requires a lot of education before then.

I think these models are very un motivating, In an industry like this you are paid to drive in business.

Long-time paramedic, getting my size 16 feet into the water providing safe and affordable rentals to those that need it. 

I’m stacking capital by deal, not by preference: private money first for speed and flexible draws, hard money when leverage is needed and the spread safely covers points and carry, partnerships only when there’s clear complementary value, and creative terms with sellers when rates or ARV comps squeeze debt.

The city has strong population and job growth, with major companies like Intel, Amazon, Google, Honda, and Facebook expanding here, which drives steady rental demand.

Minimum Spread You Want (Beginner Rule)A simple beginner-safe spread:ARV – (Purchase + Rehab) = 20–25% marginExample:If ARV is $260K, you want to be all-in at $195K–$205K max.That gives room for:Agent commissionsHolding costs (DFW taxes are high)Small surprisesSoftening comps5.

Expectations for further easing have lowered since Fed Chair Jerome Powell signaled to a more cautious stance, remarking "what do you do if you’re driving in the fog?

But while I’ve never bothered to test for radon, one you get to triple the “safe” rating I would start to get a little concerned.

In Austin, there are a few channels that consistently produce off-market opportunities, whether you're targeting entry-level flips in 78745 or mid- to high-end areas like Jester, Westlake, or Barton Creek West.Some of the main sources I see working right now:• Driving for dollars in long-term ownership pockets• Pre-foreclosure + delinquent tax leads• Probate/inherited properties• Networking with local investors + RE agents• Builders offloading lots or heavy fixers quietly• Wholesalers who specialize in distressed or dated SFRs• Tracking aging or deferred-maintenance homesI’m in the Austin market daily and the deal flow has been all over the board lately — everything from heavy value-add homes to infill lots to luxury fixers.Curious what type of project you're aiming for — entry-level flip, mid-range, or something bigger?