check the tax records

I called the county, and was told: (a) that "cove" doesn't meet the *current* definition of a bedroom, BUT for older MH, they go by what the manufacturer classified it as when it was sold; (b) the property tax listing for the lot identifies the MH as "personal property", so doesn't identify the number of bedrooms and baths; (c) the septic permit was made for a two bedroom residence.I have failed in my many attempts to locate any records as to how the manufacturer described this originally. 

By being outside the city (the city line is a few blocks away), you save on city wage tax. 

Insurance is generally the best way to recover in the event of a loss, but most contractors carry insurance that only covers property damage or bodily injury liability meaning even if you are successful and obtain a judgment, you are reliant on the GC to make good on a payment. 

my monthly income barely breaks even with taxes mortgage etc..any advice is appreciated. thanks

I can put down 25% considering this will be a secondary home.Reason for considering SFH - No prior RE experience, Tenant Class, Newer construction - no existing problems,newer townhomes are priced starting at 420k$'s ( higher HOA and still has a shared wall) Looking at 4000$ max as monthly expense( mortgage+insurance+HOA+ Property Tax ).I say expense , assuming the residence is not occupied immediately (Vacancy) .

I am 100% Disabled veteran so i don't pay property taxes, God I love Texas, but will that apply to the second home too?

Thats an easy fix DSCR all the way we do not look at income or employment.  1031 allows you to move the funds into the next property tax free. 

The net proceeds would be the actual amount you received after deducting the payment to the program.It's advisable to consult with a tax professional to ensure that you accurately report the sale on your tax return, taking into account any payments or obligations associated with the program.

What's wrong with it is that you have a massive, massive liability case if one of your tenants kills and eats another.