Finding a deal that breaks even (+/-$100) after all expenses and has a strong equity position with the value add will allow you to scale.

I would recommend targeting 30 day minimum rentals (Most associations are 90+), allowing 12+ rentals per year (most allow 1-3), and no in-person screening for tenants required.

It allows you to take advantage of a low down payment loan.

How many mortgage lenders have you spoken with to get qualified and discuss allowable down payment options?

My wife is from a country that does not allow lending or loans to acquire housing.

Most importantly, I'm sure you would agree, this has been a huge learning experience that will allow you to be a more successful & savvy investor in the future based on this experience. 

I have always allowed pets with a small fee and think service animals are crucial but don't want to be forced into ESA. 

Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations. 

The good news is owner occupying allows you to get away with things like this a bit more. 

I really would like an app or site that allows you to compile a list of properties with notes on the spot, and bonus points if it pulls up any info on the property as well.