However due to limited interest I've dropped the price, and I'm approaching my bottom limit, in which I likely believe it'd be a better financial decision to sell (obviously contingent on the sell price).

I'm in Coppell and Southlake , but travel all over North Texas if you want to meet up.All of the cities you mentioned are probably good targets and where the better action is.Flips are not easy right now, so I would keep open on the 1st one to any and all those cities.

It’s “clean”, much better tenant pool, and much more predictable income stream.  

Do I need to have a team in every area I'm searching or is there a better way?

To do the value add fix and flip I would need to access my equity and this is where I'm having a hard time deciding what would be my better option doing a HELOC or a refinance.

New construction properties can qualify for significant insurance discounts, but otherwise, I generally expect insurance in this area to run a little over 1% of the property’s value if it’s in decent condition.Feel free to DM me if you’d like a good insurance contact to shop around for a better rate.

I know I have posted here before looking for opinions on course and such and different things to do but I feel like it doesn't matter what classes I take I need to truly just get my feet wet in the real estate world and learn the ins and out of it and there's no better way of doing that then to do it.

What is the better option in the long run.

He will not ever get better and you will continue to live in the nightmare situation.....And ultimately, what does your lease say?

I don't think what you're doing is necessarily bad, but I think a different strategy could give you better results.