No, I do not think that there will be a housing crash or a massive drop, nationwide, in rents and prices.

Given you're in Texas and don't have a state tax return, it really opens you up to work with providers nationwide. 

I totally agree, big investors can go nationwide, but knowing the ins and outs of your local market makes all the difference.

the trend that you are seeing in your market I think is more nationwide and you are absolutely right about building relationships with agents and wholesalers to have a good dealflow. 

Circuit Court of Appeals late Thursday reinstated a nationwide injunction that had been issued earlier this month by a federal judge in Texas who had ruled that the Corporate Transparency Act was unconstitutional, Reuters reported on Friday, thus suspending the deadline once again for most reporting companies to file beneficial ownership information (BOI) reports with the Financial Crimes Enforcement Network (FinCEN)."

That said, if you only have a few "residential" rental buildings, most direct carriers can get you pretty low deductibles on their stand-alone policies (State Farm, Allstate, Farmers, Nationwide, etc.). 

Depending on local regulations, you can mix up STR/MTR/LTR. 2) Get systems in place in those exact cities; 2 PMs preferably via NARPM, 2 high quality inspectors, and rotating book of handyman, 1 lawyer, and a credit union contact for leverage along with investor friendly nationwide lenders.

A federal court in Texas issued a nationwide injunction, halting enforcement of the CTA just weeks before the January 1, 2025, deadline.2.

It is also likely that property insurance nation wide will increase substantially.Hopefully investors are performing conservative underwriting.  

From the little I know of San Antonio (I am a wholesaler who specializing in selling STRs nationwide) its not a super hot Airbnb market but the amount you expect for rent sounds pretty conservative.