From what I understand, rates in Texas have gone up because,1) some providers have left/not underwriting thus less competition. 2) Harris county is close to the coast and storms are getting stronger, thus pushing up insurance fees. 3) inflation.

And importantly, being real with yourself and others is the best way to learn from your mistakes, and become a better, smarter, stronger real estate investor (plus, others get to learn from your experience).2.

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.

I have STRs in both Cottonwood and Tri-Cities (Kingsport, Bristol, Johnson City) and the cash on cash returns are much stronger in the Tri-Cities. 

Are they willing to double down on the deposit again and give you a solid close date with a stronger clause for you to back out if they don’t make the date?

Some perimeter markets nearby here are looking stronger and stronger.

It is going to be very interesting to see the next 12-24 months, the value of your relationships with all of your team members & vendors is everything, especially now… But There also will be a lot of opportunities coming to the table for stronger operators to be able to leverage :) Just my 2 cents!

In order to make their offer stronger, they will ask me to apply the commission normally reserved for the buyer's agent to their offer.

a lot of the online hype makes it seem like you're doing something wrong if you're not buying, but it's much better to be in a stronger financial position.hope this helps. 

Your fear will turn into confidence with each mistake and you will become stronger and more capable each time.