This is for what time frame?

Also, what did he give you as a time frame to get through the City of Houston permitting process?

I'd appreciate it if you could help me gauge an understanding via a answering a few questions for me.1) Have you worked with general Contractors help"beautify" a house to fetch a higher asking price.Basic quick rather inexpensive upgrades to add value.

I have approximately 37% student rentals due to my time frames of procurement and plan to focus more on that niche market through the next couple of years. 

If necessary, I would potentially use any other income sources to speed up, stay on target or address pain points.I'm suggesting a 10 year time frame as a ball park because I will use any additional income to speed this process along.

@Anastasia Jordan, you can call the state, ask for Shelley Tice, and ask her for an estimated time frame until a quote.

Time frame it will take them etc.NEXT....??? 

You say you have been at this 5-7 years, which to me sounds like you have been part of the rising tide lifts all boats (assets) during this timeframe.  

However with stable tenants bringing in $21,600/yr and only about $6,000/yr in expenses, your NOI is about $15k (rounding down), which should be enough to pay your mortgage with a little leftover.

Three to six month time frame for our first purchase and 12-18 months on second.