would get estimates and see how long to recover the money and your long term plan for the property

Texas is a great option, consider San Antonio or Houston for strong cash flow, DFW or Austin suburbs for appreciation, or Corpus Christi for short-term rental potential.

Data point: we have a long-term rental in a popular STR neighborhood listed through Zillow right now.Every person who writes asking to do some sort of arbitrage is blocked by the Zillow platform.I don't even have to say "no thank you anymore."  

Renting it out long-term gives us a $3500to 4000 monthly, we could  rent out one bedroom to a nurse and the other to our daughter but still would be a negative.

Keep it simple, transparent, and aligned with your long-term goals.

If your goal is financial freedom, which is a long-term goal, not so much.Financial freedom is a long-term proposition, not a one-time event.

The buy in would be very flexible terms.

I would be happy to forward you the contacts of these folks so you can reach out, as well as a referral for a short term rental consultant who may have some insight.

In real terms you would walk away from an investment long before a primary residence and therefore most banks will not allow it for anything less than 10%.

Commercial, in terms of CSLB is retail, offices etc.