A few things to consider:R-2 will help, but depending on your current lot, some characteristics may still be "non-conforming" -- i.e. parking, density, setbacks, etc...

Garland has both characteristics of Rowlett and Mesquite.

There are characteristics I would be looking at when investing.

Properties like this, with nonconforming underwriting characteristics, many times become difficult to unload unless you can find a cash buyer or buyer with a commercial lender willing to waive occupancy and OO density limits.

Research these markets (i.e. why these are up and coming) and then apply those city characteristics to different cities that you and your significant other are more familiar with.

If you went the VA loan route and it's in a good location with strong rental characteristics, you may decide that you're willing to cover a couple hundred bucks out of pocket each month because you didn't have to put 20% down.If it's burning through a lot of cash each month that you can't cover out of your budget or other rentals, you'll have to look at how much equity you have, what you could sell the property for, and what you'd clear after expenses and fees. 

Plus they'll have AC in the summer without those unsightly window AC units.

Hi all,What are the characteristics/attributes/experience you look for when choosing a Real Estate Agent?

You would need to find properties that have recently sold in the immediate area (the more immediate the better) that have the same or similar characteristics and see what they sold for.

This isn't to say that a duplex or triplex is a bad choice, they just have different characteristics than a single family home.As for the 1031 Exchange, you should learn it inside and out, and don't get confused, you aren't avoiding gains, you're deferring them. :)