It took more than a decade but I am excited (and terrified) to re-enter the fray.After dipping my toes into the market, I have battled against my paralysis and taken the leap. 

Even if you get a great deal that is 20% below market, appraisers will typically be anchored by the last sale price and you may be stuck not being able to pull out as much cash as you need to pay off the HELOC.

@Linda PhamAll our midterm rentals are in Colorado as are our clients, so I don't know Houston's market.

I have a feeling my entire local market is going to be the same outlook to make their over value seem reasonable to themselves..Do you or they, control the future?

I guess with certain markets its achievable!

The property was in a great market but needed a full cosmetic rehab and basement finish to add a bedroom and increase resale value.

It's a free market. - You will finally get a tenant. 

But it really depends on how good your marketing is.

Just like any of the investment strategies here in BP, they need to evovle as the market and housing landscape evovles.

I’m not familiar with those markets, but I would suggest finding some meetups and attending as many as you can.