Ok if you want to be an INVESTOR, you need to start THINKING how an investor thinks.  

Thanks for the insight, a possible portfolio loan could be an option.

We'd love to grab coffee or lunch and hear your story.

I have found this to be an effective strategy to get properties rented if not leased within the average days on market per the rent comps.

There are some new builds in the mid 200's that have some potential, but they come with a high HOA fee.If the numbers still work with the HOA fee, it might be an option for you. 

If Texas treated you so well, why would that not be an option?

I would also have potential of investing in a few more properties if the right ones comes along while I live in the property.Any advice or would like to meet for coffee and talk about the Reno, NV market.

The product you're talking about MIke would most likely be an AIO or all in one loan.

Coffee, shampoo, soap, dishwasher detergent, trash bags...

This may be an even stronger argument in your favor.