Im torn between BRRRing a long term locally in my area or investing a little more in a short term out of area(College Station, Austin, New Braunfel area).

Culdesac, end of a T, entry way to a subdivision, speed limit, train stations, ranch/split level/ 2 story etc, etc etc.  

Will you need a grinder lift station?

I am not an expert but can respond based on what I was able to do when I was eligible as a military officer and what VA official sources provide.When you say "use that VA loan multiple times", it is different than having and paying for multiple VA loans simultaneously.Fundamentally, if you were a career military member, joining at 19 years old and staying till you're 60 and get transferred from duty station to duty station (PCS) or in some cases even after retirement, you can apply for a new VA loan each time.

A photo of a bait station appears below. 

Buying near an L station is a good idea, but know your subway lines!

I got quotes of $35,000, $40,000 and $35000.Cut out and remove the existing cast iron hot water boiler, both hot water heaters.Cut out and remove the existing 11/2"-21/2" supply and return heating mains that run from the mechanical room (back of the house) to the meter room (front of the house).Install 2- 9 port manifold stations in the mechanical for supplying heat to the cast iron radiators.Plumb the supply and return (home runs) 1/2" pex tubing for the cast iron radiators from the manifolds to the existing branch of risers in the basement ceiling.Pressure test all piping.Pipe new 11/4"x 50' gas piping from the meter room to the mechanical room.Pressure test gas piping.Install a HTP UFT 140 high efficient modulating condensing hot water boiler and a Turbomax 45 Reverse Indirect Tank (Buffer tank and Potable hot water) with near boiler piping and controls containing:The supply and return header piping from the UFT 140 boiler to the Turbomax 45 will be piped in a 2 pipe buffer tank configuration.Isolation drain and purge valves.Air and dirt magnet separators.High efficient ECM circulating pumps with isolation pump flanges.Hydronic expansion tank with support bracket.Back flow preventer and auto filer combo unit.Inline sediment and De-minerlized filter.Controls & Wiring:Low Water Cut Off.18- Manifold Actuators.Zone Control Box's.3-Thermostats with wireless sensors.Outdoor Sensor.Cold and Hot water potable water side:Isolation valves.Thermostatic mixing valve.Thermal expansion tank with support bracketPipe 3" Polypropylene and PVC flue and air intake piping from the boiler to the outside along with a thin low profile termination kit.Install a Condensate neutralizer pump and plumb the discharge tubing from the pump to the indirect stand pipe in the mechanical room.Pressure test all piping.Install and wire in all controls in the mechanical room.Power flush the system and remove any debris that is in the radiators and piping.Drain the water out of the entire system.Re-fill the entire heating system with De-mineralized water and power purge all the air out of the entire system.Set and adjust the flow meters on the manifolds as per radiators btu's output.Perform a combustion analysis on the boiler and make any adjustments if needed.

Hi BP,My father @Tom Knodt and I potentially have a motivated seller in Brenham, Texas (near College Station, between Houston and Austin) who we think would be a good candidate for a "subject to" purchase for a buy and hold rental.  

Local radio stations advertise job fairs every hour it seems, so your $650-$750 2BR range units would be good fit for the $10-$20 per hour workforce now that business owners are competing for workers and wages are rising. 

The most ambitious project of the current government is the Mayan Train, a railway system connecting the largest tourist attractions of the southeast of Mexico, almost 1,000 miles of lenght with 20 stations, with a projected cost of 20 Billion USD.