And south of that street is going to be newer, larger homes, a tier up. 76542 is actually very similar to that general rule as well.  

Well it will need to be life changing events like having kids, new job, divorce, taking care family members etc but the rule of thumb is to live there for at least one year then being able to rent it out and converting it into an investment property.

@Robby Sanchez rules of thumb don't work, as others here have stated. 

I have included snippets of your message and my replies or comments in bold.What investor meetups I should attend- BP rules prevent posting outside events/meetups here.

There are plenty of ways around an HOA but they tend to break the rules that you committed to following.

@Raj VardhanI agree with @Evan Polaski regarding the 6-Month Seasoning Rule: Most traditional lenders require a 6-month holding period before you can do a cash-out refinance.

By the way, 3 of the 4 have been rented since I owned the property so yes I suppose the 75% rule could apply then.

The general rule around here is 2bedrooms and less will do well on Furnished Finder + airbnb/others.

FHA does not have this rule. 

Asking in the correct forum will get a better response.Read the RULES!