You want a financial planner who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.

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.

Quote from @Melissa Justice: @Dan Keefe,You're in a very exciting position-house hacking already in progress, a motivated capital partner with a paid-off home, and solid savings.

My current work centers on evaluating value-add and stabilized deals with strong operational upside and in-place cash flow.My background includes building multiple successful businesses in the fitness and education space, which taught me the importance of systems, strategic execution, and building high-performance teams.

With around $70K and a flexible starting point in Macon, you're in a strong position to house hack in areas within 1–2 hours of Dallas, GA.

Purchase price: $80,000 Cash invested: $32,500 This buy-and-hold flip is a textbook example of strategic real estate investing done right.

Understandably, an immediate return and a positive ROI plus some, are what most agents are looking for.

While its definitely more difficult to pull off full BRRRRs and even much more difficult to stay cash flow positive, I'm seeing it happen, but it highly depends on the market.

My property is in Texas too :) That's a good call with visiting the job trailers - I saw some "for rent" signs posted strategically around the development last week so I think we are going to try that too! 

I notice you employ the use of the strategic "in my opinion".