You can find something local, house hack something that can cash flow.

Quote from @Felix Maldonado: My local bank does not do it since it’s not fixed to the grounds.

I always tell investors to focus on local, in person networking.

Anyone have any info or advice on any groups local to me?

ARVs are tighter than they were 18–24 months ago, holding costs matter more than people think, and the investors who truly understand rehab costs are the ones still making deals work consistently.I’m looking to connect with local investors who are actively doing:• Fix-and-flips• BRRRR projects• Value-add rentals• Distressed single-family or small multisNot to pitch — I already see a steady amount of deal flow.

Hoping to get feedback from folks who know the Dallas market well.Situation & Goals:Family: Me, wife, and 3 elementary aged kidsWork Location: Irving/Coppell area — prefer to stay within ~30 min commuteStrategy: Buy a property to live in for 1–2 years, then rent it out and repeat the processNumbers:OK if property just breaks even once we move out (cash flow neutral)Strong home appreciation is more important than short-term cash flowFeatures I’m targeting:Good school districts (important for both family and long-term demand)House hack potential — ADUs, in-law suites, small multifamily, rentable layouts, or something that transitions smoothly to a rental after we move outAsk:Which neighborhoods or school districts in/around Dallas should I be looking at that balance family needs + investment upside, all while keeping commute reasonable?

If you are local, REIA groups, door knocking, but cold calling PPL and direct mail seem to be the magic bullet to get leads coming in.

.• Facebook Marketplace and local rental groups — this often gives you the real on-the-ground pricing.• Rentometer — a quick high-level check, but don’t use it alone.• Your local property managers — they usually know the exact rent ceiling for that block.• Walk the comps — literally look at anything for rent within a half-mile radius and see condition vs. price.What you want is a cluster of similar units renting for the number you need — not one random outlier.The fact that one side is vacant is a bonus.

Follow all laws.

Since you’re planning to get started within the next year, this is a perfect time to strengthen a few things: build connections with local investors, attend meetups, follow a couple of markets closely, and start outlining your investing criteria so you know exactly what you want.