Not many comp rentals in the area of this size to compare to but I'm expecting I can get around $3,500-3,800 in rent.The flip side of having to take a 7% rate on the new home with only a $100,000 down is weighing heavily on me.

You will get a better rate on a DSCR loan compared to an investment property HELOC.

What markets would you recommend or suggest and why and how does it compare to Houston market? 

Two real estate agents I've talked to in two different cities are not finding very profitable deals.What are ways you use to compare markets and find the best one for you?

It's not really possible to compare properties and insurance costs blindly.  

Look at comparable rental properties in your area to determine the potential rental income you could generate from your home.

For example, a 40-year-old healthy male might pay around $500 per year for a 20-year term life policy with a $500,000 death benefit, compared to $4,000-$5,000 per year for a whole life policy with the same death benefit.

The occupancy rate reflects how often your property is rented out compared to its availability.

Do you reckon that's cool to ask, or are there some legal hoops to jump through?

Compared to other major California cities, Sacramento is by far the friendliest, in my humble opinion.