Using a HELOC can be powerful if you’re disciplined and buying for cash flow from day one, especially since it gives you flexibility without selling assets, just be conservative with leverage and stress test higher rates.

I’ve built a portfolio of 25+ doors here using the BRRRR method and now run a vertically integrated company that helps out-of-state investors buy, rehab, and manage long-term rentals.For what you’re describing: cash-flowing under $250k, strong rent-to-price ratios, and appreciation, Birmingham checks all the boxes:Median home prices around $180kSection 8 rents often $1,100–$1,600 on the right propertiesSolid blue-collar tenant basePlenty of value-add opportunities in B/C neighborhoodsBRRRRs are still very achievable here compared to most markets (we do multiple a month)Happy to share data on which zip codes are performing well and which to avoid.

This data can help you make informed decisions about your offer strategies.Additionally, consider exploring slightly less popular sub-neighborhoods within these areas.

The real test isn't just 6% on paper but after 2-3 month vacancy every few years.

I run the data every so many months and find the bigger buyers that buy and volume and connect and build that relationship with them. 

Option 3 - they have dog poop tests that you can send in and you can get crazy and test poop…or simply buy the test show them next poop you find you will test it. 

Another primary with a $4k payment sounds like a big jump, so I’d really stress-test that before moving forward.

You have census data (population, income, age breakdown), crime mapping sites like CrimeReports and Neighborhood Scout, Rentometer or Zumper (to estimate rents), and Walk Score (for transit, walkability, and nearby amenities).

Less supply paired with improving affordability is typically how momentum quietly starts rebuilding.At the same time, AI-driven data center growth is projected to support up to 1.3 million U.S. jobs by 2032.

For a 1950s home where lead is statistically likely, is there any benefit to voluntary testing, given that a positive test becomes a permanent, documented condition?