.: The fees are about market rate for PM companies although the repair is a little high imo - the issue sounds like they procured a bad tenant.

I would say your best bet for your best rates and best payments would be a residential mortgage company.

Prices have increased (higher terms/rates) as the fed rate has gone up so you have seen people who could get 8 or 9% now in double digits.

May be you meant that the IRA has deferred-tax funds and not Roth?

But it is constant rate oversite... 

My original plan was to find a 4 plex in california buy using fha loan, move out after the first year and generate cash flow and appreciation, but after looking at properties it became clear to me that’s not possible with todays market and interest rates.

Houston's diverse, and the real estate market is buzzing.Check your budget, how much risk you can handle, and what you want from the investment.Montrose, The Heights, Eado, and Museum District are buzzin' with mid-term rental potential.Research the neighborhoods, check the rates, and do the math on costs before diving in.

Yes that’s why I want to hold onto it is obviously because of the rate. 

They offer an all in one policy, and also had a great rate compared to the others.

When it comes to getting loans, which is pretty important for real estate investors, simple "mistakes" can make it so that you either don't qualify or you may qualify but with a higher interest rate or higher loan fees.