With the help of normal appreciation, forced appreciation, tax benefits, mortgage paydown and cash flow, I was able to hit the million dollar market pretty quickly.

Normally this would not be an issue.

My options are:-Refinance now and foot the extra bill and stay in this current home (I would be footing all future closing costs) and pour most of the money earned from the other sold home into the one I currently live in. 

Preferred areas have Princeton or Frisco schools, but then those homes are typically bigger, and more expensive and ROI normally super low.If you are looking at these cities, I would look further north. 

I should have put my foot down 12 months ago about removing it but I let it go.

The problem they left the house in mess so is what above normal wear and tear.

Normally, when an annual rental isn't renting it is price or its a dump.

This is pretty normal.

Thanks Don great post.Out west we had Spanish land grants that went from the king of Spain normally to the top generals.

I would recommend just going to their website and filling out the inquiry form, the agent I worked with was Kyle B but it seems like part of their schtick is that it's all technology based insurance brokering to save you $ so I don't know that reaching out to a specific agent like a normal insurance quote would work!