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?

I have stayed in the same areas where I started so my local market knowledge continued to improve, and my competitive advantage stays strong. 

This approach builds scalable cash flow and a tax-advantaged legacy asset for future generations.This post does not create a CPA-Client relationship.

I flipped my first home in 2008 taking advantage of cheap deals during the last big crash.

I have read some horror stories about people taken advantage of empty rental properties between tenants (people breaking and entering, creating their fake leases, and staying in the home for months before they are removed).

Your input here will directly shape the tool’s design and feature set.Poll: Which format do you primarily use to share deal details with prospective investors (select all that apply)?   

@LanceW,Welcome to BP, Lance.Take advantage of the wealth of information on the site, plus networking opportunities 

The fact that you’ve also seen the benefits of rental property firsthand through your father is a huge advantage—you already understand that it's not just about passive income, but about management, long-term thinking, and building wealth steadily.Since you're familiar with analyzing risk and returns from traditional investments, transitioning to real estate can be as analytical as you're used to—cash flow, cap rate, CoCROI, equity growth—all of it maps well to your skill set.

If anyone's been on the fence about buying, now might be the perfect time to explore your options and take advantage of these favorable conditions!

You need someone that retailers are thinking about when they need site selection in your market.