Oklahoma may require you to file a state tax return regardless of your income level.

For example, I am a little concerned about some aspects of the business cycle recovery and a potential for a double-dip so I lean toward the safest part of capital stack which is debt (or low-debt equity).

But I don't know enough about TX real estate law to determine an alternative that would not require either the due on sale or refi, and I do NOT want to lose this ridiculously low rate.

Now, I'm no stranger to dealing with tenants, but this was on a whole other level.

With where the market is currently at, it's not feasible to maintain that level of staffing and deal flow.

Quote from @Bonnie Low: If you're in the 30-day stay realm, you absolutely need a lease agreement, especially in California.

It's great for investing in from out of state since it's landlord-friendly, has a low barrier of entry and cash flows

If you are going to try it anyway, you need to get in a low competition slot.

Check with your broker.As a real estate licensee, you’ll be subject to potential complaints by property owners when they believe you did not operate in their best interest by trying to purchase their home at a “low” price and then flip the contract at a higher price.  

It also depends on your level of tolerance, are you planning to self-manage or would you be looking to hire a property manager?