@Angelica Byrnecan you just save up enough until you are able to house hack? 

Texas does have specific rules regarding home equity loans and cash-out refinancing (often referred to as "Texas Equity Section 50(a)(6)"), but these don’t prohibit homeowners from using funds for investment properties.

Took me 2 years to completely gut and re do everything in the house.

He's an experienced agent. landlord, he has his own Airbnb house in Covington and he understands that part of NKY really well.

Hello,I'm looking for advice on my offer strategy for a house on the market I want to purchase.

What are your Loan terms and P/I relative to the cashflow after taxes?

The presumption of most reading this is you mean stocks and bonds and other assets you would buy from brokerage houses.

Section 8 may seem like a home run but I've seen houses destroyed in a years time, I would steer clear. 

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

Perhaps you have coverage for the replacement value BUT the insurance company when calculating the replacement property uses modern building materials like drywall but your original house had plaster which is much more expensive.