Quote from @Simon Walker: Quote from @Andrew Syrios: Could you "split the difference" so to speak and go back to work for yourself but limit the number of clients you take on so you only need to work 20 or so hours a week?

A $30k down payment is going to DRASTICALLY limit your pool of buyers.

You have limited time as well.

Augustine city limits?

I'd recommend house-hacking a duplex or triplex if possible to help limit your living expenses.

Per our zoning attorney "all that matters is your rights and limitations under the current zoning".

Only reason I've been doing it is to get 0% business credit card limit increases.  

However, prices for a comparable 5-bedroom home in Washington are significantly higher, likely around $1.5M or more, which would mean taking on a new 30-year mortgage with 6+% interest rate and limiting new investment opportunities.2.

Is there a limited number of licenses? 

However those with no to very limited experience will never get a fix and flip loan  from a bank. 4.