(As AZ and your current state will fight over who gets to tax your gains with the federal government.)I have to throw most of the shade on your horrible tax guy/cpa who didn’t tell you renting it out was a $50-$100k mistake. 

trying it as a MTR has been less that fully successful. considering pivoting to LTR> Lessons learned?

I took many courses before actually taking action on my first investment and I still have self-doubt when attempting new strategies and I have failed.Second, anyone who has not experienced self-doubt has not pushed themselves into the uncomfortable place of trying something new and potentially failing but learning a great lesson making them stronger.You are capable Robel.

Preferably low or no money down as best seller would be one only interested in the monthly incomeI then sell said first property and take that cash to buy the investment I am really wanting and I get the terms I want.only thing I don’t know about yet is, how to dodge the tax on the sale of the initial property?

As you're just starting out in Austin, focus on learning the local market, particularly areas with good rental demand and lower entry prices.

Feel free to reach out—I'm excited to be of assistance and learn with all of you!

Beyond immediate safety concerns, the long-term financial implications, including taxes, are a pressing issue for those impacted by the disaster.

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

Rented at $2,800 to a Section 8 Long-Term Tenant Lessons learned?

At least now your tax basis is $220k ;-)  What was the extent of the repairs?