Any thoughts suggestions on this one.Opinions on Richmond, Tx from an investment perspective.

I have lived in the Bay Area since 1995 and bought my first home in 1997 so I don't have the super long perspective that @Jay Hinrichs has.

That being said the rest of your plan certainly looks solid from a 1031 perspective.  

So from my perspective, changing out the front yards is a no brainer.  

Devin, I don't hate the numbers from a house hacking perspective, I will just say that.

I have two deals I'm looking at and the numbers are hugely different on each, so I'm looking for an outside perspective. 

I think I would like to hear from a house hacking / life hacking perspective now.  

This may help in some insight from a legal perspective Q--After one of my tenants failed to pay rent for several months, I filed an eviction suit.

From a buy and hold perspective, if you're looking at an area with a lot of foreclosures that could be a red flag since it can be an indicator that the area is on the decline.

there have been many threads on this very subject- if you go to the search bar (above, right) and type in something like " license pros cons" you'll find hundreds of forum posts that you can read through that discuss this from all sorts of perspectives