It can also be safer to diversify your investment properties across the country.A very good source of local analysis, rereport.com.

there is a popular weed shop right across from us too. i feel they wouldnt mind considering food/weed would be so close and we'd get business from them too so i can give them discounts. whats your thoughts on this?

When we were house shopping, at the same time we were getting our house ready to rent.

We’re a one stop shop for everything you need.

But you gotta be on the ground.Great on paper and some years you might get 15% returns and next year -15% returns.Plus, there is no true value in such areas as homes sell for $1,000 and others to unsuspecting out of state buyers for $60,000 where the provider makes a $20,000+ margin.Then it goes vacant, vandalized and back to a $1,000 houseLooks for areas with a more consistent sales value where homeowners also live and not just investor owned.B class in my eyes is:1) Close to infrastructure like schools, hospitals, shopping mall, larger employer, etc...2) Mix of homeowners and investor owned (leaning toward more homeowners).3) Well kept yards and no boarded up homes.

Sometimes it’s good to the shop local mom and Pop and or brick and mortar banks. 

@Jason Bott I am wanting to shop my coverage for a current rental in the quad cities area also if you have recommendations

Hey there Bigger Pockets fam,I've been working on a deal to build out some contractor shops in our area.

I was just out shopping for new auto and umbrella policies, and most insurers won't write a personal umbrella that covers an STR if the underlying policy for the STR is on a commercial form -- which is the case for most good STR policies. 

You'll always be safer with that, a written contract, and paying via debt/credit card assuming their licensed & insured.Where in Houston are you looking?