Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

I deal with wholesalers every week on my fundings  or should I say I see their fee's on the HUDS every week.. if I see one come in that is just way to high  like a 50k purchase and 50k assingment fee I wont fund it..

Risk entails everything from lawsuits to lack of diversity in investments to low rates of return to high exposure to vacancy (more units theoretically lowers vacancy exposure).

It is much more difficult to sell an entire portfolio that has become uninsurable (which would require a cash only sale) or that insurance rates are so high that no one wants to buy. 

I only have 4 SFR with sec 8 but I’d highly recommend it.

Historically this property has cashflowed, but not yielding an annual amount that's really making a high impact towards overall business growth ~12k per year.

Our home state, TX, has really high property tax which is see as a big disadvantage.

Interest rates are pretty universal across country, you are in a high demand, high cost area.  

high cash flowing short term rental How did you find this deal and how did you negotiate it?

I highly regret not being further ahead of where I am currently financially to where I could provide more comfort to those I care about during their vulnerable times in their life.You see, wealth is not just about you.