I invest in the Lubbock market as well you're investment strategy Is one that im not too familiar with.

Actually, it is possible do structure a 1031 Exchange on the sale of one or more relinquished properties and then using the proceeds through the 1031 Exchange to construct improvements on real property you already own.

I recently completed one on a multifamily property and found it to be a cost-effective approach.That said, there are a couple of additional factors to consider beyond the code differences between a garage conversion and new construction:Coastal Overlay Zones – If your property is in a coastal overlay, building a ground-up ADU may require Coastal Commission review, which can add time and complexity to the process.

At the moment, I have one SFH rental in Fort Worth.

I emailed one of the mortgage reps that I've worked with before there as well.

I just did this very thing in September with one of my CFO clients in KC, MO. 

And no one ever reads the rules. ;)

i've had good experiences with The One Brokerage although they can't do 80% in every situation.happy to keep brainstorming if i am missing something

We have 16 units and I get maybe one noise complaint a year because everyone is aware and tries to be respectful. 

One recommendation I always give to beginners is find local REI club meetings in your area.