I own a paid off SFH investment property and also a FOURPLEX investment property that is also paid off, would it be better to cash out refi or do a heloc on the SFH or FOURPLEX.

Start by reducing debt, researching Houston market trends, and obtaining pre-approved loans.

Even though she paid one-year upfront doesn't mean they will be able to afford it month to month later.

They will absolutely F your houses up, but if they stay longer and you get paid every month it pencils out.

You will get paid less on a team, but get way more opportunity.

Basically, you are being paid for a job.Or you can hire a PM (be more passive) and have income after expenses (PM, utilities, furnishing costs, etc) that is comparable to LTR income.   

We hired an attorney and paid another $5,000 for legal advice.

IF all projections are met and the property is sold after 5 years it will be about a 10% annual return after all capital gains taxes are paid. 

Somehow, she got a tax refund for MORE than she paid in taxes.

If you have not paid, save your money.