Light rehabs where you can force a few hundred bucks of rent growth are gold for new investors.

We are considering either: A) House Hacking by purchasing a small multi-family property or SFH with ADU/DADU OR B) Purchasing a SFH and performing a light, live-in flip (small, cosmetic-type renovation to gain some reno experience).

Brand new toasters, blenders, pots and pans, silverware, etcLook for appliances at big name Appliance Stores that sell seconds or lightly damaged units (scrapes on the side or back)... 

The unit is a very spacious and light filled 2 bd/2ba. 

We can also likely look forward to less volatile rates and housing market confidence.50 Year MortgageThis weekend, the idea of a 50 year mortgage came to light as the FHFA Director Bill Pulte announced.

Keep it simple: pick one stable, landlord‑friendly market, target small multis in B/C areas with light value‑add, and insist the numbers cash flow after vacancy, taxes, insurance, PM, and CapEx.

Recommended Buy Box (Beginner-Friendly)Here’s what most new investors succeed with in DFW:ARV: $220K–$300KYear built: 1970s–1990s (avoid 1950s unless you want plumbing/electrical surprises)Rehab: Cosmetic or light systems (avoid foundations, cast iron plumbing, roof + HVAC + electrical all at once)Location: Suburbs with strong comps and lots of retail buyers (Garland, Mesquite, North Arlington, Carrollton, Grand Prairie, Watauga, NRH)Avoid:Septic systemsCast iron plumbingHuge foundation workWeird floor plansBusy roadsLow-comp neighborhoods where ARV is hard to prove3.

A cosmetic rehab—new kitchen, flooring, bathroom, recessed lighting, and minor plumbing/electrical—costs me close to $30–35k for a 2-bed/1-bath apartment, and that’s considered cheap for many!

Here’s the backbone that keeps LTRs smooth and your time protected.Core SOPs to copyLeasing flowPrequal script: income, pets, move-in date, red flags noted in CRM.Showing checklist: lights on, scent, lead feature highlighted.App-to-lease in 24–48 hrs: if approved, send lease, utilities, move-in funds, renter’s insurance, keys.Listing refresh: new cover photo, price check, first-line incentive every 7 days till filled.Rent collection and late processDue 1st, late 5th, notice by 10th.

Just scroll to the bottom of your listing link and you can see 4 places that are quite a bit nicer for under $1500.You are offering small 900sqft with an original kitchen, only ONE bathroom that is dated and has no counter space, an interior that is a mix of finishes and colors, tile ceiling, super basic light fixtures, no garage and a totally overgrown yard - all of that screams total neglect.