So maybe look for areas with limited new development, but healthy remodeling/improvement.

If I bought this at a healthy discount, I might drop accruals at some point (without hitting on any debt forgiveness), might consider other concessions, paying refinance expenses, etc.

I personally feel the next two to three years will be a healthy market. 

You kept you end of the bargain with a well maintained, safe, and healthy rental, they need to pay on time. 

Yes, they're very high in TX, but as long as your property is rented, what really matters is the differential between the rent ratio (which is healthy in TX major markets) and the tax rate, plus the relative rate of insurance, maint,, and other expenses.If I was moving to TX w/RE investment and a better quality of life as key considerations, I'd give San Antonio and some of the nicer surrounding areas (Boerne, Helotes, Alamo Heights, New Braunfels, etc.) a hard look.  

Numbers are still positive, at a slower growth rate than previously, but still healthy.

Be sure to look into the many resources offered here and get some healthy networking in during the process.

I'm no expert at this point, but it seems healthy to ask the hard questions. 

So over the last 20 plus years, my wife and I are proud to have very modern and healthy units.

This gets us on average 3 healthy margin deals per month.