And there's a pretty good community of fantastic people investing in Abilene in all sorts of different realms of real estate using tons of different strategies.

What strategies have you found most effective in securing the best deal for your clients or yourself?

Since a lot of the data (like monthly price changes, days on market, rent etc.) is based off of MLS data I can change the map every few weeks, unlike census data which is 1-2 years out of date.Was just wondering if you think the neighborhood grades seem accurate

I currently own an STR in Vilano Beach, FL, however, I am switching my strategy to MTR moving forward and would like to hear from experienced investors in the area! 

Going Direct to the listing agent: If the purchase is low risk, such as a house less than 10 years old in a neighborhood I'm familiar with, and it aligns with an investment strategy I've used multiple times before (like short-term rental, buy and hold, or flipping), then yes, I would consider going direct to the listing agent.

I'm considering a house hacking strategy in the greater Houston area, ideally within a 30-minute drive of Rice University (including Fort Bend County).

So, there will be some strategies closed to you unless you are a cash buyer.

I've house hacked two properties in Reno, NV and it's a phenomenal strategy. 

I am currently focused on tax strategies for our LLC (partnership with spouse).Can we sign a lease agreement with our LLC to provide/pay rent for use of our personal home/property, to include a portion of utilities, HOA, and insurance?

Is there a creative exit strategy I am missing?