I am a transplant from New Orleans and have been living in Katy for about 3 years. 

I am mainly trying to mitigate my housing costs and not necessarily live rent free. 

But if we had a covid type situation where tenants could live rent free for over a year, then it would put a decent amount of stress on our finances.If I wait a year, I believe I'll be able to invest 100k, so could but a 400k property.

Find a house that you can live rent free and expense free with all rooms rented.

You can house hack them using the first time buyer's program if you want to live in one of the units and live rent free.

In 1993, I was a healthy 26 year old who woke up one day to find out I had a liver tumor that required treatment at an out of state, out of network, cancer center.

If you were a sketchy person-- maybe on drugs, alcohol, with mental instability, or with other issues-- and suddenly you get to live rent free for months, would you pay? 

Kid chose biz, is now making 70k a year and has a skill (flipping cars) he can use for the rest of his life to make 100k plus a year... no student debt and a much healthier liver.  

https://www.sfgate.com/local/article/california-transplants-...

I definitely understand that Robert, I'm a Colorado transplant from Florida (licensed there as well) so I know what you mean about the warmer weather 😂 there are some really great markets in Florida, like Tampa for example, not to mention they have investor friendly laws.