WE lowered rent once for one tenant, it was during the winter and sat vacant, but I think that was in the 1990s, so have not lower rent for anybody since.

I’m seeing a mix of:• Entry-level value-add SFRs in South Austin• Heavy fixer flips with good spreads• Small infill lots that builders like• Occasional higher-end fixers in West Austin• A few lower-priced opportunities outside the cityCurious what everyone else is targeting right now.What’s your current buy box?

My goal is to scale beyond single-family rentals and small multifamily units, and I'm eager to learn how investors break into the larger apartment complex deals—especially using other people’s money or with a low initial investment.I'm open to syndications, joint ventures (JVs), and partnership structures that allow for a lower capital outlay while maximizing potential upside.

Risk adverse people should invest in lower risk investments.  

I know this wasn't your question, but I always get nervous when an investor says they want to invest to lower their taxes. 

You can write off the cost of your property over time (usually 27.5 years for residential properties), which lowers your taxable income, even if the property is appreciating.

The cheap lower class stuff doesn’t work well in real life. 

@Mic Salvadorhello. i get the appeal of wanting to start in a lower cost market since you're based in CA. 

There are a lot of wholesalers that will lockup a deal on the MLS lower than asking (the price on the MLS) and then sell it to someone buying.

Rent growth has a strong relationship to appreciation.The higher rent growth market will always surpass a market with better initial cash flow but lower rent growth given enough time.On a long term hold, the rent growth is much more important than the initial cash flow.If I invested $100k in the year 2000 using the same leverage and no extraction of value in both San Diego and Cleveland, which investments do you think would have the better cash flow over the hold?