Currently have a duplex I’ve been in 3 yearsMortgage 3.65% pmt $850Tenant pays $875Heloc $30k——monthly $291The issue I am running into isRates are so high right now and it’s a lot harder to find another that will cover full mortgage.Does it make sense to leave somewhere that it is full covered to go to one that is not?

Also, I'm a civil engineering expert in Building Information Modeling.

In my opinion, the hardest part of STR is getting it up & running.

run cash summary report

I know many of these services seem shady, but once you vet them out you'll find someone legitimate that can give you the full run down.

Those policies that weren’t forced on the plan of last resort, the state run California ‘Fair’ Plan are significantly underinsured.

I would advice being conservative running Birmingham rents due to DOM.

The clients we work with who have found success letting us help them find highest and best use of properties, then we manage them for a year, and then pull out 60-70% of their money, and do it again - rather than waiting several years for a home run hit. 

And yes, you're probably more likely to run into an issue in Fort Worth than you would be in Dallas.

Most property managers do not run the way you’re explaining.