**************************************************************************Insurance premiums of American homeowners rose last year, with rates increasing by more than 20 percent in six states, according to a recent report from S&P Global.In 2024, insurers raised rates by 10.4 percent as of Dec. 27, which followed a 12.7 percent hike in the previous year, according to the Jan. 21 report from the company.In total, 33 states saw premiums climb by double digits last year, with the largest spike seen in Nebraska at 22.7 percent.

I don't know about other areas in TX, but I keep a close eye on Austin-SAN corridor, and I'm familiar with the market in Kyle, New Braunfels and NE San Antonio.

For example, here in NE PA, you can buy a 4/2 on a lake for under $500K while in CA, $500K will get you a starter home in most cases. 

There's pro and cons to both markets, but in the NE you would also have the option to do MTR in the off season.

Also avoid Lawrence Township (NE Indy). 

I'm originally from Nebraska (Omaha/Lincoln) where most rentals still pencil out, so I have been looking there.

In the NE states, AKA tenant friendly states, I would always have a PM to help protect my interests.

The answer to help you determine this is here https://www.biggerpockets.com/forums/51/topics/1164415-ne-re... ...

Theres so many problems, this is a team deal scenario and one needs rules;  never take a contract less then 7 days prior to the auction, and NEVER NEVER N E V E R close allowing the seller to stay in the house after closing. 

Sober living hasn't much of a foothold in NE GA from what I can tell, but there is a lot of need for traveling crews that work in specialized areas of the trades.