Is the Texas market strong enough for a niche market?

What are design costs going to be (architectural and engineering)Those are just a few of the things that need to be figured out.

About $7k per SFH for me (tear-off, architectural shingles and a ridge vent).

I'm currently in Midland Texas and am strongly consider a move to the San Antonio for the simple fact that the area has a solid market compared to my current area. 

I currently live in the Baltimore/Washington metro area, but have strong ties to real estate in Ocean City, Maryland area, as well as looking ahead to a potential move to the Fort Lauderdale, Florida area.

Does anyone have strong referrals for candidates in the San Francisco area?

That will continue to be the case with your transaction providing income to the IRA.I would strongly encourage you to have a qualified CPA or tax attorney review the situation and ensure the IRA is acting in compliance with IRS guidelines.  

I STRONGLY suggest you get a partner, consultant, mentor (or all of the above) to see this project through. 

I have joined BiggerPockets to share my commitment and expertise with the BiggerPockets community by offering professional guidance and advice in areas including real estate deals and transactions, business development, and project management strategies to improve outcomes, budget management and customer solutions.As someone who has personally experienced, solved problems and developed projects in the areas of real estate development involving engineering, architecture, construction I welcome conversations in these areas as well as those below: Areas of interest include: pro forma development, technical due diligence, strategy and company growth; development, deals and transactions; portfolio development & management; leasing; construction, engineering and architecture in project design and technical operations.Real Estate, Construction and A/E, project manager, Real Estate Investor with more than twenty years of integrating business, engineering , architectural expertise and real estate development, construction management experience in designing, managing and investing in more than $126.5 million of commercial and multi-family properties and over $100 million in private and municipal projects encompassing design/build, structural, electrical, mechanical/civil engineering and architectural services, construction management, real estate investments, due diligence, pro forma development and financing.

Hopefully we will see each other there.The market is always great in my area, the market is slowing down a little with DOM up a little bit from a few months back but it is still strong.