Educate yourself on the local market, network with other investors and agents, and always have a solid plan in place before making any investments.

My local area has high property tax and makes me wonder about PA as an alternative. 

Any groups/meetups that i could attend in the local Houston area?

I would love to connect with local investors around the area and discuss real estate.

Zero in 2024 in Huntsville - which is precisely why we bought zero LTRs in 2024 locally (bought one out of state, and bought a local flip property and one small local commercial property - slowest year since I started REI in 2017). 

We've invested around $50,000 in improvements (central air and hardscaping) and our mortgage is a 30-year fixed at 2.5%, with a PITI of $2400.We think it could rent for $3,750 - $4,000 per month based on local comps.

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

Has anyone found a local Sac CPA they can recommend?

You might want to look up the pool requirements for Phoenix and Scottsdale AZ if you want to be the safest you can be, despite the lax laws in other localities. 

And also the local job market.