You’ve already defined a clear strategy, which puts you ahead of most new investors.If you're open to investing outside Texas for better returns or diversification, here are some landlord-friendly, investor-friendly markets with potential for your target cash-on-cash return:Midwest:Indianapolis, IN - Strong rents, low property taxes, lots of solid PMsMany SFHs trade below replacement costCleveland, OH - Low purchase prices = higher CoCBe selective about neighborhoods and PMsSoutheast:Birmingham, AL - Cash-flow rich, very landlord-friendly lawsStrong PM options + below market deals still availableColumbia, SC - Military + student tenant base, lower entry pointsAppreciation potential and steady rental demandTips to Hit Your Return Goals:Work With Investor-Friendly AgentsFind ones who know how to spot value-add potential or off-market dealsVet Property Managers EarlyThey’ll tell you realistic rent numbers and where to avoidUse Deal Analysis ToolsA simple spreadsheet or calculator like the BiggerPockets Rental Property Calculator helps you keep emotions out of itPlug in real taxes, insurance, maintenance, vacancy, and PM feesLook at Light Value-Add OpportunitiesCosmetic upgrades ($5K–$10K) can bump ARV and rent, and still be manageable for a first-timerKnow Your Exit Strategy:Will you hold long-term, 1031 into larger properties, or refinance in 2–3 years?

This helps you track performance, prepare taxes, and spot which properties are really pulling their weight.4.

Even if I had the bank roll to bling out a spot, I would never waste it on the important things your guests will make everlasting memories with.  

We found that doing higher-end stuff (not mansions, but $750K - $1.2K) was a sweek spot from a profitability standpoint.

Shawn is spot on. 3-4 units with conventional financing are a great way to start.

@Michael K Gallagher you are spot on!

It's a tough spot when the delays aren't from the city but from contractors not staying on top of things or communicating early enough.In places like just outside Chicago (Cook County, etc.), once the scope of work hits a certain size  especially with structural, layout changes, or major systems  the city often flags it and asks for stamped architectural plans, even mid-process.

People who did it wrong and weren't able to execute.If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

And yeah, getting solid intel from those who've already crushed it is the smart play.You're spot-on avoiding a cash-out refi with that sweet 2.75% rate.

@Jenni Lee your agent being a dual agent is in a tough spot because he has to walk a fine line here.