When it comes to housing, the FHA rules apply in addition to those of your state/city.

I’d recommend a consultation with an attorney specializing in these, in addition to an accountant.

From a tax standpoint, there are additional disclosures to make when selling a business asset for less than fair market value to a related third party. 

Additionally, the fact you might be negative cash flow in Texas will give you more flexibility by renting in Portland.  

JobsOhio projects that, indirectly, approximately 4,500 additional jobs will be created by 2035, further amplifying this effect.Implications for Real Estate DemandThe substantial increase in the workforce will drive demand for both rental and owner-occupied housing.

I should add it will be a short term rental property. 

Additionally, while rates aren't historically bad right now, they are higher than 4-5 years ago, and they will be even higher for you as an investor than they were as an owner occupant, which is what you were when you bought originally.I get that you are anxious to add to your portfolio, but that could be achieved without touching your first golden goose.Sometimes on BP, the push is to leverage every last spare penny, but that can be a risky game as the markets shift. 

You may be able to see if a retailer still sells the 2024 version.If you can't get the one time purchase, you would need to see if the cost is beneficial.For real estate -  Quickbooks desktop > Quickbooks online because you can set up multiple entities within quickbooks desktop and not pay an additional cost per entity that Quickbooks online would charge you.Best of luck! 

I had one overall criteria and that was could I create additional value and could it pencil. 

Regarding insurance adding additional umbrella insurance is great idea.