Really depends on the scenario in terms of property value, cash flow, credit, and leverage. 

It's usually used for short term purposes.

I mainly invest in SFH because I think the appreciation and total return over the next 5 years is better than MF and it’s actually less complicated but I know it doesn’t cash flow AT ALL and it’s ok, I’m building long term wealth not cash flow. 

Does anyone have a long term relationship with them who'd care to comment?

Yes, you can ask them to be out by 10/29, but if they don't leave what will it cost you in terms of eviction costs, lost rent, damages, etc.2.

They have a MAJOR conflict of interest - they don't get paid until they place a tenant, yet they have ZERO liability for the performance of that tenant.If you hire an agent, you better make sure you retain control over screening & approval.

Long term I think a duplex will beat out a SFH.  

Something you might want to consider is what is it going to cost you in the long run if you're doing your own books?

One with brutal, silly terms.

Texas will continue to be an economic juggernaut long into the future with the enormous base we're building.