There are no laws restricting mark-to-market rents. 

Deed restrictions tied to a mortgage can be tricky to remove, but it’s not impossible.

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

There are no restrictions preventing out-of-state investors from purchasing rental properties in Texas—these investors enjoy the same opportunities as Texas residents.Additionally, the financing restrictions you mentioned don’t align with reality.

Or if there are any restrictions in the area for AirBNBs?

I was curious, so I looked at 20 years of Zillow data.Growing up in Los Angeles, I always believed a saying that investors here seem to repeat: blue states appreciate more than red thanks to things like zoning restrictions and certain democratic policies (which is an entirely different topic I won't be delving on here).For anyone that didn't know, here is a map of each state's electoral voting history (for the previous 5 elections):Here is a heat map of 10-year price growth by state:At first glance, it appears the majority of states with the most growth were the "pandemic boom states" like Idaho, Nevada, Tennessee, Georgia, Utah, and Florida.

My bank tends to have more restrictions than others, but this hopefully helps as you shop around.

However, inventory levels have decreased, with 1,191 homes for sale in December 2024, a 4.3% decline from the previous month, suggesting a tightening market.

My thoughts are current housing supply + high rates + high home prices in OR are restricting our options and liquidating the brokerage to pay off the townhouse = $400k asset + $2,400 cash flow that we could then use to leverage or save into buying another property outright or scale into 4 plex and use the rent to pay down that mortgage too.

Here’s what you need to consider:1.Related-Party Restrictions•The IRS generally doesn’t allow 1031 exchanges when both the sale and purchase involve related parties, unless both properties are held for at least two years after the exchange.