@Chad EmersonYour OpEx at $60K (around 36% of EGI) feels a little light for a 30-door property.

Any experiences you have had that could shed light on this would be very helpful.  

.$2200 is not reasonable; my units were lightly renovated in 2014, with newer appliances, updated bathroom/kitchen fixtures,tile, and backsplash.

Pick one lane for your first win and keep it simple: target a light value‑add rental in DFW that meets your buy box, run a quick noise‑to‑numbers scan on each lead (rent, ARV, rehab, exit), and make offers daily with clear contingencies.

For any new investor reading this and seeing the light, there are a few problems with this: First, you have to be a licensed mortgage originator if you seller finance as a business model.

I'm not doing too much in Florida these days, just lightly involved (hands off as an LP) in a multifamily property in Jacksonville. 

Hard money and bridge lenders can also hit a two-to-three‑week window if you’ve pre‑underwritten your file and the scope is light; conventional or DSCR usually run 30–45 days.

Jacksonville has been getting a lot of attention lately, and there are definitely a few different ways to play it.Your contact’s approach—owning lower-priced homes with ~$1,000 rents—can work well for cash flow, especially if the properties are paid off or lightly leveraged.

The funnel is light today.. perhaps will pivot to a new market but MAPP could increase a bit too if the numbers make sense. 

In your price range, you can usually find light value add opportunities that still make sense for cash flow.