You’re spot-on about the "missing middle."

But occasionally we have issues and tenants need to be asked to leave or just decide to disappear in the middle of winter and it sucks.The worst part is I find the quality of tenant interested or willing to move this time of year isn't the greatest either - often times there is a reason they have to move right now since most landlords don't like ending leases this time of year.Either lower your rent or just hang in there.

I agree with your idea of exploring the smaller surrounding towns in East Texas.

Where in Pennsylvania East or West?

My ideal location is in the middle so I'm away from severe flood risk, but still 15-20 mins tops to downtown or the beach.  

Focus on identifying promising neighborhoods in the north or east bay by leveraging your husband’s contractor network, local real estate agents, and online deal-finding platforms.

Phoenix metro is essentially East Valley good, West Valley not as good. 

Quote from @Martin Streich: If it is in the middle of the contract term, you either have to terminate it and rewrite a contract, including the other tenant or wait until the contract is done and add the new tenant to the contract on the next lease.

@Lance Christensen I'm in East Idaho.

It supplies fuel to the east coast of the United States.