but about assigning responsibility for the adherence to your lease terms and respect of the property.Best...

With respect to paying $44k off on your HELOC, I personally think that is totally fine and a great start. 

First of all, let me pay my respects to the hardworking people in real estate and the treacherous waters they navigate—fronting hours of effort with only the chance of commissions and an abundance of non-forthright people out there.

I literally laughed through the phone at his suggestion, because I was broke, in debt, and in every way and unqualified borrower, and the lending environment in 2012 was probably stricter than it had been since the invention of the 30yr mortgage.

But if you’re looking for a more stable, family-friendly environment with lower costs and a focus on LTRs, Texas could be a better fit.Since you have young kids, I’d dig deeper into school districts and neighborhoods in both states—family life can really shape where you’ll feel at home.

The best way to get through the door with subs is a recommendation/connection from someone they respect.

Only 100k for all your work barely sounds worth it, with all respect. 

If it's just slapped in the backyard, i'd imagine it may not make a big difference but if you create an environment around it, it could be different.   

Only in this way can they stand out in this ever-changing environment.

You definitely should network with them.Relationships are very important in this environment.