For out-of-state investing, it’s a creative way to boost cash flow if you’re okay with the model, but I’d also make sure you understand the lease structure, tenant turnover, and how they handle disputes before diving in.

Over-improving too early can eat into your returns, especially if the extra $50k doesn’t directly boost rent or appraisal enough to justify it.

But before I make a decision, I’d like to hear from people who have actually taken these paths:Does the credential meaningfully change career trajectory without the boost of a top-tier name/network?

Prioritize value that boosts NOI and appraisal without heavy disruption: pave or gravel the drive for cleaner parking, replace unsafe stairs/decks or at least tighten, paint, and add railings, and give the exterior a quick win with lighting, mailbox numbers, and simple landscaping for curb appeal.

Focusing on 20–40 unit properties in Dallas is smart, and small operational improvements can really boost NOI.

They say investors are scooping up homes that should’ve gone to families, then relisting them at a premium after cosmetic rehabs.On the other side, many insist MLS flipping is just smart business, the investor takes on the risk, puts in capital for repairs, improves the home’s condition, boosts neighborhood values, and provides a move-in-ready product that buyers want.Some call it market manipulation.

Repairs and upgrades boost value but can drain liquidity.Are you using any financing tools to manage improvements while maintaining healthy cash flow?

That pushes large deductions into early years, lowers taxable income, boosts cash flow, and strengthens your hold strategy.Risks & What To WatchDIY studies or unqualified firms: If the cost segregation report isn’t solid, audit risk goes up.

Increase income short‑term with overtime or a side gig, and cut three recurring expenses you won’t miss to boost monthly surplus.

Things happen, and you'll learn real quick you can't always rely on your local maintenance person to handle.Southern Florida, just like anywhere, has good and bad places/cities/neighborhoods to invest in (and at the same time, you can often find a great opportunity in a "bad" place, or a terrible opportunity in a "great" place).Partnering with someone more experienced can be a big boost, especially for your first deal.