Profitability can also be enhanced on a sale (sometimes) if we choose to provide owner financing or wrap financing.  

Since this happened before moved in, I don't feel right about exercising that and keeping the security deposit seems appropriate (hoping I can get a tenant in the same timeline).

If you can wait to list in the spring or early summer, I recommend doing so to enhance your buyer exposure.

However, the owner has made professional additions such as a 500+ square feet family room and a 500 square feet deck, which greatly enhance its value.

Partnering with a money investor could help to enhance the property's appearance and value.

There are advantages and disadvantages to both strategies when deciding whether to invest in-state or out-of-state.In-State Investing:Knowledge: You probably know more about the rules, legislation, and local market in your own state of Houston, Texas.Network: It's possible that you already know contractors, real estate agents, and other people in your community.The Ease of Management: Especially when dealing with daily problems, managing properties in your neighbourhood may be more convenient.Out-of-State Investing:diversity: If your local market is competitive, investing in a different state may offer greater prospects and diversity.Affordability: As you pointed out, certain states could have more reasonably priced real estate, which might enhance cash flow.Market Dynamics: There are markets with varying development potential and economic trends that you may access.Taking Out-of-State Investing Into Account:Investigate the target market in-depth, paying particular attention to employment growth, economic data, and local real estate market patterns.Establishing Networks: Establish a local network of contractors, property managers, and real estate experts.

You have control over NOI with both opex reduction efforts and revenue enhancements.

Multi-family properties, like duplexes, triplexes, and quadplexes, let you live in one unit and rent out the others, which could make you more money in rent.When it comes to financial planning, it's important to assess your financial situation, calculate your down payment, closing costs, and ongoing expenses, and leverage VA loan benefits effectively to enhance your buying power.

It's all about laying a solid foundation, learning as much as you can from this community, and continuing to expand and enhance your knowledge all while taking action!

Invest in upgrades that enhance the property's appeal to long-term tenants, such as modern light fixtures, fresh paint, or energy-efficient appliances .