Most are straight remodels or tear-down rebuilds as SFH, but several owners added back-yard cottages, and 2-3 properties have sub-divided and remodeled the original SFH and built townhomes on the other lot.  

Straight student housing as opposed to market MF housing, student occupied. 

To refi an investment in Texas is fairly straight forward if you are doing a rate and term to reduce the payment amount. 

@Marlina Eva Steinson my advice, before hopping straight into the industry, shawdow a successful agent for a year.

My thought is did the power company put that pole in before the cut, or after.If it was after, perhaps the pole goes extra deep, down through the hilly area and below the ground level of the driveway.If it was before the cut, will a retaining wall be enough to hold back the leverage of a big storm, or will you have a downed pole and a bunch of scattered blocks.Leverage is a powerful thing.Cost to move the pole might be less than a wall, but you still have a septic tank in that hillside.If that starts to wash out, it will be unpleasant, but maybe you could move it somewhere else if that happens.Just my 2 cents. 

While the current lifetime exemption is approx $ 11.7M, this is set to be cut in half effective 1/1/26, and that reduction may further be accelerated if tax legislation gets passed.

If someone is coming in 50-50 and you want to do a straight equity split, it is usually the easiest way to do things, or split based on what the equity contribution is.  

Some of that goes back to whatever cut-rate broker lets you hang out your shingle. 

If you want to go straight into multifamily then I would partner up with someone who's experienced and learn from them.

If there are gaps showing, you can cut in thresholds, and put a transition strip.