But you want to know the opportunity cost.  

I’m very new to the world of business, real estate and investing.

In these areas, the variables that make or break a deal are usually taxes, HOA rules, insurance, and tenant demand — not whether the property is $240K vs $260K.A few points that align very well with your plan:• Starting in your 40s is not late — it’s strategic when you have a defined 10–12 year runway and actual capital habits.• Investing close to home is an operational edge, especially early on — oversight, leasing, rehab control, and vendor relationships are easier when you know the ground.• A $250K entry price point in the north Houston corridor can still cash-flow if you buy with either value-add or buying below‐market conditions.If you ever want a second set of eyes on a property in Conroe / Spring / The Woodlands / Huntsville — running numbers, validating rent comps, or stress-testing taxes/insurance — feel free to tag me here and I’m happy to help where it adds value.Welcome to the community — and to the Houston north-side investor lane.

Purchased for just $5,000 and sold the very same day for $15,000, this deal required no rehab or holding time.

Time and hard-knocks are the best teachers.

I always forget that the real estate market moves very slow and there are so many factors that influence it.

And correct me, since you have boots on the ground.1.  

Btw.. this was done by one of the main contractors for the pm group...

I’m sure we don’t have all the information here, Maybe discuss other tax saving strategies with your CPA, I do think you’re kind of barking up the wrong tree if you find that needle in the haystack more power to you, I guess best of luck! 

Our market here in Greater Phoenix is one of the BEST and easiest markets to generate leads for pre-foreclosures.