Anything around $30K or more usually fits in the budget better under a COR.A Cah out refinance also put liquid reserves/Cash into your hand or into checking/saving and can be used for PITI "reserves" or assets required by most banks/lender to buy more REI properties and a Heloc can NEVER be used as an asset or PITI reserves.

If I can do that and break even on rent every month, I'm good. 

Love that you’re taking the leap into real estate—it’s such a powerful way to build freedom and flexibility.

Love seeing architects make the leap into development and investing — your background in design and construction already gives you a huge edge.

Nobody needs a tax break on a project that loses money!

Therefore, you will have to break out principal payments and interest paymetns.Best of luck!

You can also look into NNN commercial.

This is actually the strategy that prompted me to get into real estate investing in the first place.

Hoping to get feedback from folks who know the Dallas market well.Situation & Goals:Family: Me, wife, and 3 elementary aged kidsWork Location: Irving/Coppell area — prefer to stay within ~30 min commuteStrategy: Buy a property to live in for 1–2 years, then rent it out and repeat the processNumbers:OK if property just breaks even once we move out (cash flow neutral)Strong home appreciation is more important than short-term cash flowFeatures I’m targeting:Good school districts (important for both family and long-term demand)House hack potential — ADUs, in-law suites, small multifamily, rentable layouts, or something that transitions smoothly to a rental after we move outAsk:Which neighborhoods or school districts in/around Dallas should I be looking at that balance family needs + investment upside, all while keeping commute reasonable?

Probably started too high and chased the market all Summer and now into the Fall.