Regardless of my build or ability to 'defend myself against an attacker,' (as my Dad would say), doing showings is simply part of the gig.So my question is this, to all of you that must take this into consideration like myself - how do you go about doing a showing or open house in the safest way possible?

GOOD AND VALUABLE CONSIDERATION: I have received good and valuable consideration in signing The Agreement, and I acknowledge both the receipt and the sufficiency of the consideration. ________ 4.

I've noticed that this ratio stays consistent regardless of the method of drawing those leads.

I would then try to get a HELOC behind the new 1st loan and have that line of credit available  to draw from if needed to invest.  

Not to say that money can't be made but personally I believe that people are more considerate of their utility usage when they have to pay for it. 

As a precursor to that goal, I am currently loving teaching business basics, and mentoring, and spend a considerable amount of my free time doing so!

If you have someone who trusts you completely, whom you trust completely, and the two of you draw up a detailed contract that works out every possible eventuality of this deal/partnership ... ... maybe.  

That should naturally play high into your considerations.

Owner occupy is a way to go.And since you have family in Texas, you should really take in consideration checking out the market there!

Also adjusting for current condition- you can also take into consideration what property is selling for per sq ft to help give an idea.