Hi Kelly, I am a notes investor (based in Dallas too) so I am slightly biased here, but I like buying non-performing notes (for the higher returns, but they are more risky and have longer time horizons) coupled with performing notes for cash flow. 

Of course I may be biased as a Realtor, but if I was in your shoes, I would likely use the homeowner tax exemption by selling the current property and buying another similar property in the area if you are happy with the current returns you are receiving (or if not, buying in a new area or property type).

I'm a little biased since I do LTR here in Denver, but I think short term rentals can actually be LESS wear and tear on the property due to it being cleaned 5-10 times per month by a professional cleaning service, and the need for it to be in great condition for fear of the host getting bad reviews. 

Sometime biased unknown get in our way and end up in deep situation with the Fair Housing issue.

I’m biased as I’m in the industry, but it’s a no brained in the litigious society we live in.

Only reason I mentioned demographics was to ensure there was no selection bias. 

@Scot Poore I'm biased because I'm heavily invested in the Rome market.

I am biased and like multifamily. 

@Matt Rozzell  Personally, I'm a little biased, but if there are any questions I can answer for you or help in any way, please let me know. 

Not from an auction company as they tend to be biased on that process and it's success rate BUT from an investor frequently purchasing at different ones.It's important that people use the word auction broadly but it can mean many different things.