While I'm still angry about my family, I'm excited that I can make plans without taking their needs into consideration anymore as I shelved my own life to prioritize their needs.

Think about that James, when we look at the data, what the market is voting on with there $, the LAST consideration is price, the vary last........ 

@Erick HenningsHouston's emerging neighborhoods include East End, Third Ward, Heights, Spring Branch, Independence Heights, Alief, Cypress, Pearland, Richmond/Rosenberg, and Conroe/Woodlands.

This tells me two things: Obtaining a variance will be more difficult because there are already policy considerations in place intended to reduce density & (2) There is clearly an over supply of rental units in this area otherwise the overlay would not exist. 

@Thomas Loyola My stuff is probably B- class if you take into consideration the actual criteria for classes.

Duplexes and multifamily are an option as well, although the dynamics are a little different.If I was still living in BR, I'd househack somewhere in Mid City - capital heights, hundred oaks, poets corner, overpass, etc.

As @Lucas Martinez mentioned, FMV rents in Santa Barbara have exploded, I'm trying to be considerate of my tenants while also exploring a path to adding value to the investment--which I know probably falls into the oxymoron category.

Donate the Property: Donating the property to a qualified charitable organization can provide you with a charitable deduction equal to the property’s fair market value and eliminate capital gains taxes.Implementing these strategies requires careful planning and consideration of your specific financial situation.

Don’t forget to take into account utilities including internet, lawn maintenance, snow removal, etc. into consideration.

Experience, licensing, etc are all things lender will take into consideration when evaluating a deal and the more you can show the lender the more comfortable they will be and can often result in more competitive terms, etc