Well, my therapist friends claim that the latter is not too far from reality. 4.

At some point if you're doing well, maybe turn the first one into STR or LTR, and do it again.   

Well I must have an AWESOME local agent because I have no complaints at all and have used them for years.  

Well, my original SFH purchased in 2010 still has its original S8 resident.

Just seems like with rates still high + taxes + no homestead relief + rising insurance, and needing a PM (I’m in Denton co) I’d need to really find a good deal to make it cash flow well.  

Could you do a cash out refinance of that property and rent it as well, or are you planning on selling? 

.: Some of the advice above is not well thought out or not aware of the rules in CA.  

The inspector for the buyers stated "this is a nice house" "done really well".

No sure about that as buyers want to see the finished product and showing them before pictures will often not be well received.That's funny, my wife said the exact same thing about showing them the before pictures. 

Are any of the accountants you have looking proactively for tax planning opportunities as well?