I have read the book on long distance investing and still am not too confident to get started.

I'd really like to get a great team in place for long term relations and reliability prior to.

My lease requires professional carpet cleaning, which would cost more than $500 for a home of that size.Yes, it's reasonable to reduce the cost because she was such a long-term tenant.

@Jordan Meltzer congrats on the mid term biz and your success. 

I believe in putting in the work—1,000 hours of research, testing, and learning—before offering advice, and I’m excited to tap into the collective wisdom of this community to refine my approach.Here’s where my head is at: I’m considering strategies like short-term rentals (Airbnb) for higher cash flow, long-term rentals for steady income, or even creative options like house hacking or partnerships to stretch the funds further.

It’s quite appealing as a long term investment - even at today’s rates.

Also, no counties in Texas prohibit long term rentals.

I'll be looking for long term rentals that don't need any major repairs initially. 

Quote from @Steve Englehart: I currently have two long term rentals and am looking into buying into the short term rental arena.  

HELOC= short term useFixed (first or second) = long term use like a down payment.