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

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.

Depending on the property, a light-to-moderate renovation, would be $800-$2,500 per unit. 

Since they want to spend no money on buildouts, fixtures, furnishings, etc, we will do that.  

I wouldn't suggest to start with a gut to the studs type remodel, but be willing to put sweat equity into painting, updating light fixtures, updating hardware, ie making things more current/timeless.

How many of those do you need to pay licensing, insurance etc. and keep the lights on

My best results this year have come from leaning into that demand and keeping the value add light so the exit is fast and clean.

I now am an experienced land lord on paper, although I did it with my family business before in light industrial/commercial, and supported a huge private fund with the 35k homes.My weaknesses:1.

Start with one flip, light scope, and tight numbers.

Because prices are still in that $120K–180K range, you can find flips or light rehabs that actually pencil out and even keep some for long-term rentals if you want steady cash flow.