When cycle gets tougher then those marginal agents sales dry up and they go back to that j-o-b especially since they did not save and spent all their money on trips, bigger houses, nicer cars,etc.Good LuckI hope you are one of the few that make it long term. 14 years in the business and still having record sales year after year.The best nugget of info I can give is constantly out learn your competition.

You love the house and there is a likely opportunity that you may be moving back to the Austin area.  

My plan would be to keep the front waiting room as a small commercial space and the back offices as efficiency units or studios. 

There is always SOME manual work, but you can cut out a lot of the back and forth-- definitley.

Maybe one day i'll look back and wish I didn't fall in love with a property.

60k is definitely a hit and unfortunate for sure but it sounds like you have two opportunities to force appreciation up front and collect off the back end.

Some of the neighboring tenants are older & I know they're going to have an issue if this guy is out back smoking marijuana.

Knowing the average bP buy and hold investor this type of information would be for advanced investors that deal in the back end of real estate not the front end like most who just want to buy a house for under market rehab refi rent or flip. 

We have a client with shells in the front yard and turf in the back, and they're worried it might hurt pets' paws.

The numbers no longer look nearly as good on these investments (now more like speculation) and I will now be forced to get my deposit back or accept this new price.