Your levers around delivery, alcohol mix, and outdoor seating are reasonable - just make sure the deal still works if growth is slower and sales flatten.The second parcel is interesting optionality, but I’d treat it as future upside rather than something to underwrite today.

I own over 100 rental properties financed across many loans.  My bank only requires I have insurance for these properties without stipulation as to the level of coverage.  I have 80% co-insurance with replacement cost...

Alcohol consumption in the U.S. has hit a record low, with only 54% of adults reporting they drink, down 13% since 2020.

Love the house hacking strategy: minimizing housing expenses in this market is always a great to stash away cash for the next deal.Self-sufficiency test is difficult to overcome in our market.

From my own research, I see appreciation is strong but cash on cash return is minimal. 

The system learns over time which guests actually need help vs which ones just cant find the TV remote.Cost is minimal compared to what we were losing in sleep quality and response time.

With your current portfolio producing 20%+ ROI and minimal time commitment, the real hurdle may not be finding 15% — it may be maintaining your underwriting standards in a different rate environment. 15%+ returns tend to cluster in one of three buckets: higher operational intensity (value-add / active flips), higher risk (distressed debt, heavy rehab, thinner markets), or asymmetric structures (preferred equity, structured lending with downside protection). 

I know there are many tax benefits with real estate and want to take full advantage of my tax breaks to minimize my taxes. 

A few things about my criteria:Prefer minimal rehab - I’m not looking for a heavy value‑add project.Want a straightforward rental with solid demand and stable returns.Long‑term buy‑and‑hold strategy, not flipping.Open to SFR or small multifamily, depending on what my budget fits best.For those of you investing in Texas, I’d really appreciate your insight on:Which Texas markets currently offer the best rental fundamentals for a first‑time investorAny cities or neighborhoods you’d avoid due to taxes, regulations, or softening rentsTips for evaluating properties that don’t require major work but still cash‑flow reasonably wellThanks in advance for any guidance.

I want to bridge finance and purchase with minimal down, with the idea to do owner-occupied conventional refinancing for these next 4, but purchasing them all in the next 2-6 months.