Buy very cheap homes in my area, avoiding the worst areas, which I am fairly sure I don't want to venture into....still fix them up nice, not super nice ....and get pretty decent ROI (I would think) but then I would also think I would have to deal with more turnover or tenant instability....I am really thinking in this direction, as I could buy with cash and avoid financing. 

@Bill Gulley Same instructions apply, it's the "F" word you need to avoid as a wholesaler. :)

Anyone has been investing in Houston, please feel free to share your advice (which area to avoid, tips, recommendations, trends your are seeing, etc.).  

Also, I would avoid any houses in flood plains and it would be difficult to obtain insurance from what I have heard. 

Avoid T&M contracts if at all possible, unless you can be at the site full-time supervising everything.2.

You might be referring more to the timing of your refi and the risk that it be seen as way of taking boot and avoiding tax through the refi.  

I have been thinking about getting a job at Home Depot of something like that while I go to school and avoid touching my saving.

I feel like our best bet would then be a condo, which I'm really hoping to avoid.

The Allure Trafficmaster flooring has worked well for me so far.As @Colleen F. suggested, I'd avoid the laminate.

There are a couple of more "steps" in different approaches that can get you off this runaway freight train, without a real estate license that effectively accomplishes the same goal, and in fact, allows you to make more money avoiding predatory dealing issues!