In many markets section 8 is higher than market rate. and investors need that extra return to mitigate the risk of sec 8 tenants generally speaking.

Austin was appreciating faster than non-tech cities.

The returns are not as good with this strategy.

I’m a broker that has access to conventional, non-QM, and hard money loans.  

if they went to escrow then why are they not being returned ?? 

A special committee was formed last year, and was to hold 6 non-public meetings and then send their finalized recommendations to the commissioners in November.

What kind of questions should I be asking and what kind of a return should I get? 

The risk of "piercing the veil" applies more to LLCs when personal and business finances are not properly separated, not necessarily to individual landlords renting a portion of their home.A more practical approach is ensuring you have a solid lease agreement, sufficient liability insurance (including an umbrella policy), and properly reporting rental income and deductions on your tax return (Schedule E).

If the negative cash flow is manageable and the appreciation potential is strong, it could be a smart move.On the other hand, investing out of state allows you to enter more affordable markets with strong, steady returns, helping you to build a diverse portfolio over time.

I am proficient in investing and confident in earning 7-10% returns in the market over the next decade or two.