Is BRRRR effective in the Houston area?

[Sam Peterson]

While discussing various strategies with another investor friend, I suggested that I'd like to do a 1031 exchange, taking my equity and rolling it into a smaller home to start my BRRRR endeavors. His advice was to hold my current property and continue acquiring single family homes with low money down for owner occupied and move around until I've maxed out my mortgaging capabilities. After insisting the BRRRR method was what I wanted to go after, he said he had friends that were unsuccessful with this in the Houston area. Does anyone have any experience with BRRRR in northern Houston? Spring, Humble, Atascocita? Any advice would be truly appreciated.