As your new Landlord, it is my high honor and distinct privilege to provide you exceptional management, prompt maintenance, sound hospitality, and a quality environment to call home!

Every market segment will have its own experience as it reacts to the new rate environments IMO

Also, in todays landing environment you can't buy a 3.5% interest with only 14 k paid in points, so again, since you have that option with the sub to I will take that all day. 

Google "Pace Morby creative finance", he's got so much info on this and how it can benefit sellers.RE: Seller Finance, A lot of buyers are holding off on buying due to the interest rate environment, dealing with banks, getting qualified, etc. but if you could offer an option to someone to buy your property and YOU become the bank and get paid every month with interest, this could be another option for you.A good real estate attorney can make these kind of deals air tight for you to limit your risk.

@Dan KielySugar Land and Katy are family-friendly suburbs with good schools, a strong job market, and a safe environment, but have higher property taxes and commute times.

NIMBY, public hearing, environment study is going to be an issue absolutely.

Jax #s are similar to Cleveland without the snow, ice and TERRIBLE " working environment". 

Recent decades have seen Austin’s skyline, business environment and population redefined.

If Planning does determine the existence of your ground floor unit, it will require you to legalize the unit through the existing Planning code process assuming zoning supports the third unit OR using the new ADU program making your fast track condo conversion a passing dream.With regards, to some of your latter comments and questions:1) Any un-permitted work (including corrections) is not a good idea as a quick compliant from a neighbor can bring an inspector knocking on your door with a NOV especially in the current environment where everyone is SIP.2) Legalizing existing constructed spaces can be hit and miss based on the inspector you get.

In the current market environment, finding a deal that cashflows on day one is challenging.