Josh, we are entering a period where the FED has came out and said rates are coming down.Based on decades of data, during market cycles when interest rates are decreasing, asset prices rise.

With $15-20K liquid, focus on lower-cost Midwest markets where down payments stretch further. 

In Cleveland you can find below market rental ready duplexes that require minor repairs (keep in mind that discounted properties come with their own challenges).

That being said, and this is not for a sourcing homes for sale, but to source accredited investors in my line of work, the average marketing agency is looking at about $30-50/accredited investor lead setting up a call. 

Until the lease ends and then the legal notice time in your market has passed.

How valuable is this location in that market? 

@Linda PhamAll our midterm rentals are in Colorado as are our clients, so I don't know Houston's market.

I Can only realistically get $1600-$1700 a month renting my house based on the market.

I did market analysis to find the right rental rate.

We manage several hundred rental properties throughout the San Diego market and I found your post very interesting.