Focus on smaller single-family homes, condos with low HOA fees, or multi-family properties in these regions, and build a reliable local team of agents, property managers, and other professionals to ensure a smooth investing experience.

Unfortunately due to the business you choose to operate incidents like the one you experienced are more likely to occur compared to a property that's continually occupied by a tenant where the water would more likely be run at a higher frequency which would prevent the pipes from freezing.  

I plan on managing these myself until I get to a threshold that makes sense to pay someone on my Realty Team to take over property management.Yes, he is willing to do 6% for 10 years with 50% down.

I've had smooth loans close with Kiavi and I've had rough ones, same with Roc.When Loans start to be troublesome:1) The borrowing entity docs are a mess2) The appraisal numbers are lower than expected3) Messy background reports4) Loans happening in an environment where market/rate fluctuating unpredictably 5) Your loan officer and their team are poor at their job6) Title issues that depend on county docs, that can be slow and painfulThere's more but it's Friday and I'm tired....

If you're not sure of you preferred direction with your next property I would invest in understanding investing more thoroughly and read 5-10 books as well as speak to other experienced investors.

As you've experienced, this is a tough dilemma.

Bigger Pockets is a great place to learn and connect with fellow investors.If you’re looking to invest long distance, I definitely recommend building your core-4 team.

It does not appear that many newbies (or experienced) investors are buying much (transaction levels are at record lows). 

By preparing for down payments, understanding realtor fees, and partnering with experienced lenders and legal professionals, you can make a sound investment in a secure and thriving real estate market.Take advantage of this opportunity to turn your housing allowance into long-term equity.

All this to say they are getting serious about permitting so if you are planning to invest in San Antonio in the short term rental space, MAKE SURE to check that the property is eligible for a short term rental permit given the density limits above and have a Realtor experienced with the San Antonio permitting requirements and rules.