As many of you know, Texas is a non-disclosure state, so public records and most tools don't show true sale prices, just estimates.Here’s what I’ve found so far:PropStream – Great tool, but it uses estimated sale prices, not actual MLS comps.Bright Investor – Integrates with RealEstateAPI, but I’m unsure where that API sources its sold data.CoreLogic – From what I understand, it likely pulls from MLS, but it seems to be geared toward enterprise or large-scale institutional use.Plexerr – I’ve reached out to them directly to ask where their sales data is coming from, waiting to hear back.Ideally, I’m looking for a service (paid is fine) that:Pulls real MLS sold data for TexasIs accessible to investors (not just agents with MLS access)Can be used for comping or market analysis at a detailed level

I understand ROI and how to properly raise the ARV regardless of location while not going over the top making the home the most expensive in the neighborhood.

#1 problem - they either don't properly value their own time or don't really understand how time intensive getting work done on a property is.They incorrectly assume that either:- PMCs have handymen that can handle everything for a $x/hour they got off Craigslist ad- It only take minutes to call 3 contractors for bids, schedule appointment with the tenant(s) AND the contractor, meet contractor at the property, get bids, review all the bids for completeness, then schedule work, inspect the work to confirm quality & completeness, verify any warranty, etc.They are only partially correct. 

Additionally, you can work with a landlord to rent a house with the ability to sublease the house and then lease the house out as a short-term rental (make sure you understand the STR rules for the area) or just rent out the rooms to other people for positive cashflow (make sure you know the rental rules for the area).To Your Success!

@Kelly ChambleeRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Why is Property Class so important for investors to understand and apply in their investing strategies?

This could leave you personally liable for damages that a landlord policy would have otherwise covered.What would be a minimum type of coverage on a rental property to still be able to file a claim to pay for damages (in the broad sense understandably damage can be anything small to large replacement). 

I'm truly trying to understand.  

If you buy from wholesalers, you understand the common 'rules' that apply.

How can they understand whether this is the case?

I can definitely understand the feeling of overwhelm.