My neighbor has numerous MF properties and he believes it will come in somewhere between 650 and 7. 

Once you identify trustworthy individuals, then you can proceed.Best wishes and best of luck on your journey!

I have not done a deal with him, but I have met him numerous times and feel he is a man of good character.

Then (at least to my understanding) you find an agency that wishes to use it as one of the aforementioned categories and they use it find the individuals to place there and they also act as a "property manager."  

. $250,000 per married individual.  

An individual?

Depending on how many years you have own each property, maybe it is time to assess them: their individual performance, ROI, what type of tenant do each attract?

There are numerous property tax protest companies in Texas.  

Since there is even less documentation to look at/review with this, pricing is a bit higher than your typical DSCR LTR/STR product, however, there are numerous ways you can structure the deal to make certain the #'s work for you.

I thought this day and age all lenders had to be individually licensed and working for a brokerage…?