Yup half of these ideas are OLD NEWS  I never equate Texas and low tax's LOL also my concern with build to rent subdivisions is not the rent or the first 3 to 5 years but the exit in 7 to 10 years which is average hold time for investors.. 

I'd consider doing some kind of cash out refi on the property at a number you're both comfortable pulling out, while still leaving $ for reserves to maintain the STR you currently have.

Condos are cheaper than houses, and to my mind, a vacationer wouldn't care much about staying in a bigger place for their short stay, and would be more concerned with a good location and a nice view.Thoughts?

And don't expect the compliant tenants that complained to stay after you minimized their concern and did not address it.

It could certainly be a concern - but depends on a lot of factors - are you looking multi or SFR? 

Sounds like it could be a decent LTR situation, but you answered my concern on if a STR would really stay booked enough to justify a purchase.

The best banks that I have found based on your main concerns are smaller, regional, community sized banks.

Why are they leaving their prior residence?

Last question, how significantly would the APR improve if we leave 30% in vs 25% or 20% on a HELO? 

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