Tenant still seems to believe I am responsible for their personal items.

If you find some of these, share the cash flow from the property, you can be in the deals $0, personally.  

One person willing to give me 8k for my fee and another person at 4k for my fee. this is great.  

If I'm going to invest the amount of money required I want to personally be able to keep an eye on the property, and interact directly with those assisting me.

I can’t speak to this place but, when dealing with border towns in general, I would find and ask a customs and border patrol agent what they think of the areas. 

@Adam ShaThe only person that can properly answer this question is someone that analyses markets on a national level or someone that invests in all 3 of these markets.The answers you're going to get from everyone on this forum that falls outside of the above is going to simply tell you their market is the best market. 

I'm particularly passionate about building custom homes and using  the BRRRR method.Outside of real estate, I enjoy ATV riding, playing soccer and basketball and also traveling the world and connecting with new people.Excited to learn and connect with you all!

A win for one person, is a total loss for another.

@Colby Wartman This is not tax or legal advice but my opinion as a person who qualifies as a real estate tax professional. 1.

I personally think taking a 1 bath house to 2+ baths is one of easiest value-adds there is.