Good news, I've spoken to make lenders (FCU's specifically) and actually found one that does "Essential Worker, Zero Down Payment" program that has reduced rates and no rules against already owning houses in the area.

I just closed with a Realtor that found me a duplex in starland district.

At least make sure you have the essentials; location, views, hot tub, nice decor.

It's just kicking taxes down the road when you will essentially have to pay back what you deducted leaving little advantage.Below is not a complete list, but has most of what we are looking to do.  

If you invest yourself you will likely reap more rewards but you're also going to take on the pain of your mistakes If you invest as a limited partner you're essentially going to get paid to learn with less upside#7. 7.

The set up is essential.

The specific area I'm looking into is the McKinney historic district, a quaint downtown square with a great restaurant/retail scene.

If you are active in these areas, or even the greater capital district, we would love to connect! 

This essentially means the net operating income (numerator of value equation)  will outrun the cap rate (denominator) and @Brian Burke’s backseat driver (interest rate). 

Something to think about when figuring this, is that if the city annexes the property, they will definitely amortize the cost over a decade or more of increased taxes of the improvements, by putting it into a special improvement district.