Go to a couple of real estate investor meetups and make connections.

You'll probably get better service approaching it that way than hiring a professional manager anyway.  

I know a couple of the Realtors on the team at Suncoast Property Management, Acquisitions & New Construction Manager, Gretchen Kornutik, REALTOR® - Good person.

Always make sure the loan-to-value ratio (LTV) aligns with your risk tolerance (usually 60-70% for fix-and-flip loans).Once you're prepared with contracts and a local network, you can start talking to borrowers and agents to find opportunities.

Real estate appreciates usually at least 3-5% a year.  

So usually, it's around 10-12 decent leads weekly from 3000-4000k of contacts we run. 

I'm sure people would pay extra for some kind of "meal prep/private chef" type package in their living situation.You've got the right idea thought, but don't be afraid to reach...nothing wrong with dropping your price after a couple weeks if you don't get any interest.  

Be mindful of short-term capital gains tax, as profits from flips held for less than a year are taxed as ordinary income, and frequent flipping may result in self-employment taxes.While profits from flips do not qualify for 1031 exchanges (since flips are considered inventory, not investment properties), you can minimize your tax burden by deducting allowable expenses like renovation costs, loan interest, and holding expenses.If you're considering diversifying into rentals, explore opportunities to benefit from long-term tax advantages such as depreciation and lower long-term capital gains rates.

I'm trying to start off with something closer to Houston as my first property, but will keep College station in mind for the future. 

These structures are significantly more complicated than a typical 1031 Exchange structure and there are inherent risks involved in the transaction, some of which are discussed below.