You're also able to work with the utility company to install an additional meter.

Section 8 would tend to carry higher repair and as a result, additional vacancy.OP’s definition of cash flow is rent minus piti.  

The judge had doubts about the veracity of the website I was using to collect the rent (I gave him a print out of the payments and non-payments from the website) and thought we should have driven to unlock the door for the tenant when he locked himself out (3 hours) instead of telling him that was his issue and he should call a locksmith.In the end the judge asked him how much he thought he owed us and he did his calculations in the courtroom, not having this prepared. 

Additionally, I am beginning to believe you don't live there to be the "house monitor" as this seems to be going on for a time period. 

Regarding insurance adding additional umbrella insurance is great idea. 

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

The additions are usually small.Buy focusing on real high value places, you are putting yourself in a narrower guest pool.

The hard money 10% plus additional thousands in closing costs was too much to swallow. 

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

Despite no additional renovations being necessary, our efficient strategy and swift turnaround led to a same-day sale at $225,000.