@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).

Purchase price: $70,000 Cash invested: $60,000 Sale price: $70,000 Have under contract for $70K and will rehab.

The Due On Sale clause was added I think in the 1980s because of "sub-to" deals.

Not as many hotels in the area except next to some ski resorts but during covid it got crazy. we bought one for $25k at a foreclosure sale in 2015 and could not give it away in 2019 for $50k then in 2021 we sold it for over $120k. 

It wasn't fun living an hour and a half from work and play, but absolutely worth it.If one is starting with relatively low living expenses, cash flow can be extremely powerful towards reaching financial freedom.

I have not lived in the property two years and feel that any profit I may make on a sale would get chewed up by closing costs and capital gains. 

I have never been shy of facing challenges and I truly believe knowledge is power (something my grandfather taught me at a young age)I really want to learn everything there is to learn about realestate and am driven and hungry.Thanks in advance for any suggestions or recommendations.

Of course, nobody forces you to tell a potential partner to tell the truth about what you're going to do with the proceeds of the sale.

Sales comparison A common method that compares the property to similar properties nearby and their relative prices.

Speak with lenders early to understand your borrowing power, and explore multifamily properties to maximize your house-hacking potential.