If you use all your cash on one deal, you will own it, but will have nothing to start your next deal- which will inevitably present itself to you right after you spent all your money. the cash out refi sounds sexy as hell, but I’ve had multiple occasions where I haven’t been able to get a cash out refi done - but I’ve refi’d plenty HML’s to long term.

I like to see cash-on-cash ROI in the mid-teens or above.

Sometimes people complicate things or want to invest in certain things so it can sound "Sexy" at a cocktail party.  

It's a light cosmetic "flip," way underpriced in a prime neighborhood and my family and I would live there until the two remaining teens head to college (about 2 years) while we fix it up. 

However...If I told a bunch of seasoned real estate investors I had some sexy new combo mortgage product pairing that would let them pair a 75% or 80% LTV normal 30YF first with a 20% or 15% LTV second at 15% interest rate to let them buy multifamily investment properties for 5% down, I would very quickly be unable to keep up with demand.So, overall, FHA looks bad when you are first starting out and have limited context.

Texas averages mid-high teens and more.

If it happened during her "teen brain" years, ages 15-25, I wouldn't be concerned.

Background Check: I currently hold a security clearance, and have ZERO criminal history (minus a handful of speeding tickets as a teen).

Not all that sexy but rents have grown so fast it has left some opportunity.  

Neiboring values range anywhere from teens to high twenties.