But I note that foreclosures are increasing. 

It has been booming for the past couple of years with strong job growth and population increase.

After 2 costly & unsuccessful lawsuits with our homophobic former Waco, TX community bank lender, my husband & I are seeking an LGBTQ-friendly funding source to help us re-purchase, rehab & expand our former men's resort property in rural Crawford, TX from the same bank (!)

And if so, what is the cost and prospect for collecting something, certainly not all, but something.My thinking is that if it shows up on their credit, it may hamper employment, car purchases, rental applications, education funding, etc and at some point they would need to pay me to go forward with some major life steps over the next 10 years.Your time and money would be better spent updating your rent requirements to get better tenants, increasing deposits if allowed and proactively evicting tenants who are behind so you don't get back in a position where someone owes you a substantial amount of back rent. 

Any investors in the Houston area with experience in building an addition for a home to increase square footage and add value?

Between 2004 and 2007, interest rates increased from 1% to about 5%.

The shorter the prepayment term has an impact on increasing the rate.4.

How can I increase income from this property? 

My interest rate on the home I pulled the HELOC from is 2.75%, so I don’t want to refinance it because I won’t get that rate again and I would like to avoid my mortgage increasing in both properties if possible.

You can increase your NOI by either increasing revenue or lower expenses.