Is your $ going to go further if you put it into another property or would you be safer just letting the PM company manage it and get some consistent income?

I will likely deploy it again into real estate but am investing in ETF for a few years to see if I can build consistent passive income.

If you're looking for a "value-add" property that needs a bit of work, the biggest risk that most of our clients run into is deferred maintenance and capital improvements as labor and material costs have gone up.The most non-extraordinary way that I've seen people making millions from house hacking is by simply buying a multifamily at a fair price, in a B- area, consistently raising rent, minimize vacancy, address maintenance issues, and just hold on (refinance and repeat).Hope that's helpful. 

The market has shot up exponentially.

A neighbor of mine, who had a duplex with the illegal addition cited, and his legal 2BR/1ba unit connected to the illegal 1BR/1ba unit, combined, so his duplex now consists of a 3BR/2Ba unit, in addition to original 3BR/2ba owner unit and doing very well.In your case, I would try to find an expeditor familiar with local zoning, building codes, as well as the politics of the area.

Super long shot here, but I was wondering if there was any advice out there as to what would be a good tangible Christmas gift for an adult to get a parent who is into investing, real estate, and individual stocks.

So to the extent you make it out to Dallas consistently, in my opinion its worth it. 

@Kellum LewisI travel for work to Columbus GA fairly consistently.

But my point is, while I haven’t taken it yet I’ve learned that it will come to you as you brand yourself and are consistent. 

I have figured out how to efficiently and consistently get a 10% response rate on marketing materials.