Very clear why they did this based on essentially the SCOTUS decision and the opinion that guidances should not replace the courts.

What I'm getting at here is in my previous market essentially anything in a C+ area with a 10% cap rate on a 20% down mortgage would be a sure fire sale.

Both asset types can build wealth, but they behave differently, require different levels of operational resilience, and serve different phases of an investor’s long-term strategy.Understanding how they differ is essential for building a portfolio that supports your risk tolerance, your desired level of involvement, and the cash flow you expect.

Staying organized and tracking your hours is essential, especially if your goal is to qualify for REPS in 2026.

For property owners and investors, this is a major safety and financial concern.

Next step: confirm ARV and realistic rent for 77048, tighten the rehab to only what increases rent and safety, and line up a lender term sheet for both the rehab loan and the refi before you start.

For momentum, recycle into a second single‑family that needs safety/capex first, stabilize rents, then refi and repeat.

That’s the safety net you want.If the verified rents cover the payment and give you a cushion, it can be a strong starter house hack.

Does anyone have solid advice on selling without a realtor without essentially dropping price so low I'd have to short sale?

Quote from @Carter Ledwith: Great point on the goal of balancing speed and safety.