Insurance is something you don't need until you need it....In my market the city requires a certain kind of policy in order to have your permit issued. 

CT spots like Bridgeport and New Haven also pop up a lot in conversations about good starter markets.

How true is this, and how could that affect my real estate strategy if I were to enter the Texas market as a Washington State resident?

This is a good opportunity in a strong market, and with your excellent credit and HELOC funds, you’re in a great position to make this project happen.

If fully updated, market rents could be 5K a month plus utilities etc.The office space is currently being used as a medical office and it's a block from the hospital so there is always a good pool of rental candidates. 

Our first year out was crazy good renting for $3300 when market rate was around $2100, but by mid 2023 and 2024 it felt harder.

Purchase price: $275,000 Cash invested: $129,000 20-unit hotel, was abandoned and had sat on the market for 3 years.

Are there any particular markets or investment strategies you’re leaning toward?

The Japanese market is different in that it is a high yield cash flow market, non speculative investing.

There are a lot of affordable properties in Knoxville, but the growth isn't terribly vibrant and the deman isn't what you'd expect for a city of that size and that close to the Smokies - you're mostly looking at college rentals for the meat of the move season, and the SF market, while it exists, doesn't really compare to Chattanooga.