You cannot garnish wages and professional tenants very rarely have non-exempt property. 

If you are not going to have a local manager, you might consider selling while you don't have taxes to worry about (since exempt having been your primary residence) and buy something in Houston you can manage yourself (maybe buy more than one if you have enough equity from the sale).2) Check NTNOnline or search for "screening" on BP to find some reliable agencies.3) The things that make it a great rental would also make it a nice sell, so consider what I said above.  

^how true; SD's are meant for repairs, damages & rent shortages, not a 'line of credit'caveat emptor Sec 8 inspections likely to find the gas (ie, stove) 'doesn't work' and stop payment of rent disbursements  if tenant fails to clarify that it was shut off (if it ever were to be) due to nonpayment. by the way OP, do you provide your tenant with annual sec dep interest credit, or are you exempt?

And it's too late in the year to get pregnant in time to have a child as an exemption for 2015.  

Yes, there are exemptions to Fair Housing regs when owner occupants live in the property.

No transfer tax on refi, unless you change owner's name, like personal name to LLC, some changes are exempt from transfer tax like person to include spouse. or to child of owner

The following types of property are exempt:

If you have other assets or cash flow, you may not need to keep it to pay your monthly bills.Have you lived in the house 2 of the last 5 years so you can sell with the federal exemption where you can make a $250,000 (as a single) tax free gain? 

Though you may be exempt as an owner occupant with less than four doors, better to learn the rules now than to crash and burn later on.Good luck!

In this case you are not "exempt" from the capital gains, but the taxes become "deferred".