Never assume, always ask; even during hot RE market.

Those 3 cities are strongly pro-tenant - research your landlord-tenant laws carefully and if you write a lease up have a RE attorney review it.  

Well done Luca, you write like you're quite seasoned, impressive for a first time investor keep up the good work!

After 2 costly & unsuccessful lawsuits with our homophobic former Waco, TX community bank lender, my husband & I are seeking an LGBTQ-friendly funding source to help us re-purchase, rehab & expand our former men's resort property in rural Crawford, TX from the same bank (!)

Will make it a standard practice on all future projects as well!

I cannot write off interest payments because I already have $10000 (cap) in interest that I am writing off as part of my primary residence.  

But how appealing will it be to someone with little to no RE experience? 

I have a meeting set for next week with an RE attorney but want to have an idea about my financing options both short term and long term.

By taking steps to increase your current cash flow, you may be able to build up your capital and potentially consider expanding your portfolio in the future when the numbers are more favorable.Ultimately, it's important to carefully weigh the risks and benefits of any investment decision and consider all potential outcomes before moving forward.

If you haven't tried calling your local RE brokerages and asking for some solid PM recommendations I would do that.