Advice needed in Houston

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I recently attended the Lifestyles unlimited seminar (2 day seminar) here in Houston,Tx and soon realized that as a self-employed woman that does not show sufficient income that leverage is going to be very problematic. I was told that for someone like myself that has a decent amount to invest -150k- that the multi-family investment would be a great fit.  However, Their PIG level is $20k. Also I don't completely trust or understand their process. 

I am not opposed to purchasing SF but without leverage I would have only enough money to purchase one property. I have researched and am unable to find anything In a decent neighborhood below market price with 

good cashflow. I have  been looking in Sw houston, Pearland, Katy, richmond rosenburg etc

Any advice or suggestions, Please?

I would be open to a mentor/partnership etc.

Thanks in advance😄