@Justin Kane Awesome, thanks for the recommendation! 

Harris County has higher taxes too.

@Stephen Harris & @Tim KerstingYes, it is absolutely possible to take the pension payout and put that into real estate investments without incurring taxes.Self-Directed IRA plans make this possible.There are a few different business models and various types of providers, and a lot of good information here on BP on the topic.The basic principal is that a self-directed IRA is no different from any other IRA with regards to tax treatment, it just has a different business model and therefore can be invested in anything the IRS rules allow for, as opposed to being limited to publicly traded stocks, bank savings vehicles or insurance annuities.An IRA can invest in real estate, and all income produced by the real estate will flow into the IRA.The caveat is that, just like any other IRA, you have to remain hands off and cannot receive any personal benefit.  

Hi @Jenelle Harris, thanks for the post! 

https://www.politico.com/news/2020/07/16/kamala-harris-housing-evictions-366413If evictions can be banned for a year, why can't they be banned for two years? 

The legislation, which Harris plans to introduce next week, would ban evictions and foreclosures for a year while giving tenants up to 18 months to pay back missed payments.

@Harry Zhou  Great suggestion, I think that is next.

@Theresa Harris  They have only been there for this portion of their one-year lease.

You can put down 20% and get a conventional loan because conventional does not have the self sufficiency test .Finally, if you make less then 80% of the median income in your area you can put as little as 5% down for 2-4 unit using a home possible loan (Harris county is 72,640, link here:  Home possible income limits 

You could contact my RE agent, Michelle Hollberg - [REMOVED]  She has a property management company, works with investors, and is also with Harry Norman realtors.