That's a common tactic.

Great advice on here regarding stock investing, diversifying with RE, OOS investing, etc.If you were looking to househack in Westchester, I'd recommend targeting areas with high inventory - Ossining, Yonkers, Mount Vernon, New Rochelle, White PlainsWestchester is pricey and cashflow isn't great but if you're holding long-term, you could see major gains in equity.

Have you found any new tactics that are working well in this climate?

This is just my opinion as I have seen many people attempted to do this who are not overseas in the majority that I am familiar with fail.

The asking price of $1,325,000 is over $100k/acre for land outside Houston away from major freeways. 

Is this with a major flag?

I rarely here investors DIY major projects you mentioned.

In markets like the Triad, where many duplexes and triplexes from the 1970s–1990s are still operating with original electrical panels, older plumbing, worn roofs, older HVAC systems, and aging windows, investors are becoming much more conservative because these items directly impact long-term ROI.Most of the investors I finance will only use a 10% CapEx assumption if the major systems have already been replaced within the last 10–12 years.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

If all members are managers, are decisions made by majority, or does major decisions require unanimous agreement?