If an area says "No kids outside exercising or playing sports related games".... then everyone's hands are tied. 

What you seek does not exist.Being an investor-friendly title company requires unique local knowledge and the ability to be creative, flexible, smart and willing.You won't find that combo in a national title company.

I feel like the benefit around a sports team is that it's a big part of the neighborhood so to speak.

They are their own, unique and fascinating place.

This isn't relevant to the real estate side of your post, and I'm sure you already know about it, but in case you don't, look up the Brazos Valley Sport Riding group on Facebook.

I also think the idea you have for the design is really clever, you would save cash while creating a unique look. 

Niche's allow you to charge a premium because you have a unique fit.

I had two kids in elementary school, with several after school and weekend sports activities.  

Looking to hear of any successful “out of the box” ways that investors have convinced an owner to sell. I’m obviously thinking of any owner who didn’t willing have their property listed for sale or have a plan to sell...

She also stressed  the importance of getting a sofa bed to increase the number of occupants so you can charge more.As for furniture, I would also recommend looking on Craigslist and garage sales for more unique and higher quality furniture than what you would get at IKEA...Good luck!