There is a way of waiving the account at the state level by certifying certain practices but it's more trouble than it's worth and easier to just keep an account open. 

So it's probably an expensive job IF I'm even allowed to do it.I'm house hacking this property by living in this basement and renting the upper rooms so I can prolong the decision for a year.

@Kent FordI agree with @Ryan Konen regarding areas like San Antonio’s outskirts, parts of Fort Worth, and growing cities like Tyler and Lubbock, which are becoming popular due to relative affordability and job growth.We will see an interest in smaller metro areas where prices are more accessible and a surge in new construction aimed at entry-level buyers.

I had to do an elaborate french drain system with multiple pumps as the lower level units would get water with hard rains. 

An annuity is definitely a different level of risk exposure than this type of an alternative investment. 

At a high level there isn't anything glaring.

You could also try to change your plans to find away to better position yourself. 1) Find a fixer-upper and use the FHA 203(k) to finance the repairs in the purchase mortgage.

Curious to learn options for ease of set up and $ hard costs (Think about it like Tier 1, Tier 2, Tier 3, with Tier 1 being "just fine, it works" and Tier 3 being "Pro-Level with Pro Prices")Thank you! 

DO NOT PARTNER with someone on your level.

We often take over "turnkeys" and find them a bit of a mess.That's why we started doing BRRR Turnkeys for our clients where they buy a fixer-upper and we renovate to THEIR standards, find a tenant and manage for them.