Due to recent declines in the energy sector and the resulting economic slowdown, Houston has begun to exhibit a softening in price growth.https://www.recenter.tamu.edu/articles/technical-report/Texas%20housing%20economy%20leading%20index%20construction

My advice would be to find something--either single family or multi--that exhibits good value, get the experience of the purchase process under your belt, then assess how much you are willing to take on.As far as your dilemma with your agent, technically your agency relationship is with the agent's broker.  

Currently, it is not exhibiting any real downward trend, although it's longer-term upward trajectory from 2010 through 2014 appears to have ended.However, many US states, including larger states like New York, Texas, and Washinton have significant downward trending leading indeces, along with many energy-producing states, dropping into what is historically recession territory..Select States with Declining Leading IndecesDoesn't it look sort of like it did at the beginning of the last recession?

But there seems to be a developing awareness in that even if you've held it for more than a year you want to  make sure you haven't exhibited any behavior that would lead someone to thing your intent all along primarily to resell.

I like to use the terminology "Forensic Cost to Cure Disclosures Addendum and Exhibits" and list your "Cost to Cure" exhibits on a state official addendum form. 

If you are only referring to a kitchen and (1) maybe (2) bathrooms followed by carpeting in the home and painting yourself, you can probably squeeze by with $50,000.00Also, the pictures of the kitchen exhibit past mold issues/concerns, the white overspray on the studs is common in cases where you have had moisture issues leading to mold.

But the problem is that we have a really strong offer from someone doing a 1031 exchange and we have to match the % of financing / free & clear that he exhibited in his previous transaction.

You can easily modify a lease with a "special stipulation" section:   "the following special stipulations for leasing the property (address) if conflicting with any exhibit, addendum or preceding paragraph (including any changes thereto made by the parties), shall control:1)  state whatever terms you want to clearly outline here. "  Targeting flight attendants, students - I think you are talking about "niche marketing".   

In negotiation on a commercial multifamily deal and the buyer has requested to annex the leases for the apartment building as an exhibit to the purchase agreement.

Many homeowners in the surrounding neighborhoods rent their entire houses for football and graduation weekends, and other big events like exhibition matches with Manchester United, etc.