I originally decided to self-service this loan but will take Mike's and your advice and move this over to a collector before anything.  

Boom!  

Austin is not energy dependent and has a booming economy but with that comes high real estate prices and low returns.

Texas is notoriously fickle as boom or bust.

I have recently moved to West Texas where the oil boom has created an opportunity for to me go into business for myself so I have started looking into the LLC and insurances required.I have researched land, home prices, and labor/material cost in the area and there is definitely a benefit to build here.

thanks for taking time to read this.I would like to put my current home as a vacation rental property; we plan on renting it out as often as possible, while living here(cleanup before the renters come and cleanup after) there is a booming market in my area. why?

The Houston construction market should continue to be booming when you graduate.

If she has had trouble with collections, debt collectors, etc., then you should probably do the refi now.  

No other debt with primary residence fully paid offThe town house is next to a town center which is slowly expanding and most of the big stores will start moving in soon (Sams, Target etc) and construction in the area is booming with lots of homes under construction.

Some managers act like rent collectors only, so after the lease ends they find out there was a bunch of damage to the property and are completely shocked by it.