I would think carefully about selling versus doing a cash out refinance.

After careful consideration, I’ve decided to focus on the Houston market for my first deal.I’m seeking advice, networking opportunities, and connections through real estate meetups, seminars, workshops, and events.

The only time we make exceptions is if the adult is disabled and incapable of living independently or elderly and being cared for by a relative.

If instead it is currently rented, I would manage it very carefully and pray to God the current residents move out voluntarily and hope they never look back.

If after adding the additional monthly recurring costs (electricity, gas, water, internet, insurance, lawn care, snow plowing, etc.) to the standard long-term costs (Mortgage, taxes, regular insurance, etc.) the property won't net at least $100 if I can get the average rent I see on FF for that area, then the property isn't worth more investigation.

My realtor says it is not necessary since she can take care of some thing but I do not want to solely rely on her. to anyone investing in this area is it necessary to get a property manager?

I guess when you're buying 80k properties I wouldn't care as much either. but when each of your properties is $500k + you start to care a bit more about who takes care of it and how. 

As an LP, I only care about net returns on full cycle deals, because project level can, and often are, bring down project level returns significantly once you take into account GP fees and carried interest2.

Maybe the current tenants don't care, but if they are also below market rents and you start bumping their rents, will it be opening the door for more complaints or increased likelihood of them leaving because they are being impacted by the smoker.  

If you don’t understand pace, mimicking, reinforcements, buy signals, Neuro-linguistics and  closing techniques, who cares if direct mail works. my inbound script for when the phone rings is nearly 50 pages long.