I recommend finding an accountant who specializes in real estate taxation and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

It doesn't appear you are in position to purchase real estate at this time. 

I know on resident leases you can add a new addendum on the lease at renewal time but our management agreements don't expire they continue forever essentially unless either party gives a notice to terminate.

I am embarrassed to say that I have been a free member for a very long time, and stuck in analysis paralysis for way too long.

It could be helpful to have a real estate attorney look over these agreements for added security. 

Some don't even require occupancy at time of closing!

Real estate contracts in Texas are produced by the Texas Real Estate Commission, ie, the government.

In my eyes, this project is as risky as it gets, even though the borrower was also a real estate agent that was waiving the listing side of the commission.

Given that real estate, in the long term, increases in value on average 4% per year, does purchasing a home make sense?

I generally send this letter one time.