His criminal record shouldn't play a role if he was released from prison five years ago and has held a steady job, has good landlord references, etc.Disorderly conduct looks pretty minor, and I don't see how it poses a risk to you.

Rainier.There are choices, but personally I don't think cashflowing there is easy. 

Sam, the requirement to wait before refinancing—often referred to as a "seasoning period"—is a standard practice by many lenders, even if you're only doing a rate and term refinance. 

Of your choices, #3 makes the most sense, but it doesn't have to be a house hack.

As you get started in your RE journey ill give you a recommendation.This website is a great reference point for figuring out what each area is like. https://www.areavibes.com/It gives you a total LIVABILITY score for each street and zip code.

They have referred me 2 different doctors over the past 3 years.

We opted to go with a smaller renovation and it was the right choice in the end.

I've established a very stable  I've determined that local properties should be my first choice and by local I mean within 1.5 hours of my primary residence.

Commercial and multi-family real estate are great choices in Houston.Good luck!

You could have made the choice to capitalize them but likely not.