Just something to chew on before you automatically dismiss MLS properties because you feel too many eyes are already on the opportunity. 

Purchase was $188k and has been depreciated for 12 years to date.The online Capital Gains calculators show an outright sale losing over 30% to capital gains, depreciation recapture and the 3.8% Medicare tax (an extra stick in the eye).

I like the idea that I can keep an eye on the property closer, use local contractors that I know well, and in a market that I also know very well.

I have had my eye on Atlanta... 

Look into what's up now in the Houston market, eyeing things like property prices, how many properties are for sale, how much people want them, and what the economy might do next.

Just because a house is currently occupied doesn't make it livable in the eyes of your financier.

That wouldn't be enough to just decide to move out for FNMA, but with a legitimate employment issue you've clearly demonstrated an intent that met the loan covenants. 

You're throwing darts at a board with one eye closed hoping to get lucky. 

I confront him all the time on this and he says it isn’t him, even when I have witnessed it with my own eyes.

Keep an eye on rates as if rates fall you can renogotiate the rate if interest rates fall enough.