First thing I would recommend is finding markets that fit your buy box.

I’m based in the Baltimore market, so I can’t speak specifically about San Antonio or the best strategies there, but the first thing I’d recommend is identifying which approach fits your goals whether it’s fix-and-flip or BRRRR etc.

You definitely need to leave out life jackets.Maybe require people to bring life jackets for small children so that they fit properly and you aren't liable if a child slipped out of a too big life jacket?

Property managers are great for sanity-checking rents, tenant demand, and “street-by-street” insights, while a good agent helps you actually find and negotiate deals that fit an investor buy box.First deal, local vs out of state:There’s nothing wrong with a lower CoC deal close to home if it helps you get comfortable and moving.

Before scheduling a showing, start with a few basic questions (such as income, pets, and desired move-in timeline) to ensure the home is a good fit. 

Quote from @Ryan Fox: @Stuart Udis - My investment doesn't quite fit what you're looking for but it's close.Property owned for 3+ years - YES, 2017 to presentProperty has gone through at least one tenant turnover - NO, but another turnkey property I owned through the same turnkey provider went thru a turnover during the same time.Owner is out of state - YES - property is in south side of Chicago, I'm in NevadaDay-to-day operations handled entirely by third-party property management and vendors - YES, the turnkey provider is still managing.Under those circumstances, how has the investment performed relative to your original expectations: exceeded expectations - I was conservative with my numbers at purchase and thought I would only get a 4% cash on cash return, but it's turned out to be 13% at purchase and this year is on track for 24%.

That way any tips you get will actually fit your goals.Good luck!

The property wasn’t the problem, the plan was.There’s nothing wrong with saying “I’m not ready yet” or “This asset doesn’t fit me.”

It is also important to note that there are at least three different ways to calculate the spread of the deductions over the first five years, which allows you to customize the accelerated depreciation deductions to custom fit your tax needs, and maximize your benefits.However, if you do not take advantage of bonus depreciation upon the first year of filing tax returns, you will lose the opportunity.

@KC Conti We also do what @Adam Bartomeo does.We break all maintenance/repair issues into 5 categories:1) Health & Safety - must be done2) Government Required (city inspections & S8) - must be done3) Property Preservation - recommended, but up to owner4) Marketing Impact or Tenant Retention - up to owner5) Miscellaneous - whatever doesn't fit aboveAnything that doesn't have to be done can be LEGALLY negotiated with tenants in exchange for changing current lease terms.