Essentially I've had no cash flow and the home has decreased in value anywhere from $8k-$10k. 

We've had a lot of success finding HUGE deals searching for homes with the following criteria:  *Single Family Residential (no townhomes)*Built between 1945-1990*Owned at least 15 years*1,000sqft+*Equity % minimum: 40%*Owner type: individual or corporate (LLCs)*Age of owner: 50yrs+*MLS Status: No (meaning "show me only houses that are not listed"Optional criteria you can add: *Occupancy status: "Vacant" or "Non-Owner Occupied" (tenant)Realize that "Non-owner occupied" will give you landlord-owned properties and "Vacant" will be fewer so your results will decrease.

I’ll start with those three and focus on analyzing 100 deals here in DFW to build that muscle.

I'm aware of all the surface-level risks (post-COVID income decreases, market saturation, amenity requirements, etc.), but it's still a unique market vs. others that are accessible from where I live, in Charlotte, that make it an attractive one to consider.

What you need to remember is that when you pay down your principal, the interest is going to decrease.

My capital, although decreased, I still have enough to do it again & do it as RIGHT as I possibly know how to do with these expensive lessons I've learned.

Doing a portfolio loan will help decrease the cost (relative to the loan size) however you will run into issues if you decide to sell these properties individually in the future.

That's a difference of $32k more in PV/equity...and that number will exponentially increase in future years because of the higher base.Now before you mention the decrease in cash flow, let's say your CF was cut down to 1/3 of the $11k/year. 

Here in our local residential market in Northern Nevada there was a notable uptick in homes contracted and a corresponding decrease in days to contract in October I think largely in response to downward pressure on rates.

Days On Market have been increasing for several months:(As a result, rents are also flatlining or decreasing.