However, the next time I buy a house, if it's a buyer's market and I know the area I want to purchase well, I'll repeat this process if it's in a state with straightforward contracts.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – and they often select the first PMC they call!

The ROW @ Dietz Elkhorn is a 27 duplex community between San Antonio and Boerne.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

However, they are merging with another company next month which does NOT have MLS-only memberships.

Is the backup to use it as an STR during these months?

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

I know an investor that might partner with you on the lot next door and/or may buy your lot without the title policy.

Next door to family.

Many investors get excited and want to 10x everything, thinking they'll be the next Grant Cardone.