I've considered selling to investors, but I'm concerned they might want a substantial price cut, which is why I'm trying to sell it to residential buyers first.

Good property management companies do tend to charge fees on multiple things on top of their monthly rent percentage cut.

With rates expected to be cut next month I would suggest a 3-6month CD to lock in the higher rate as long as you know you don’t need the money early.  

Perfect STR market for people "cutting back" from Carribean/Mexican/US Coastal vacation trips to drivable, more affordable trips from Houston/Austin/San Antonio (even DFW). 

Most do survive the cuts and make it to the sale.  

Never understood the catch to places like new western, you can literally only wholesale and make a small cut from every deal.

I currently have a very stable software engineer position and eventually hope to cut back hours or become a contractor that works 20 hours per week once I am able to hit some of my financial goals.The ADU seems like a potential way to keep my mortgage expenses down since I would just pay for it up front with the sell of the property.

-Costs involved for cutting curbs and running sewer? 

Sure bud, I'll just let you cut in front of a few hundred clients that I have.It goes both ways. 

If rate cuts come severe, and we continue to see CRE price below a 15-20 year level then doing diligence on a manager of the syndication may actually be the best deal on the market.