To be honest in today’s market I’m not seeing nearly the amount of wiggle room in renegotiating a price based on repairs.

We've never used percentage-based criteria, like the 70% Rule, for purchases.

When looking for houses, do you leverage your network more than searching the open market?

Try using search keywords "seller financing" or "owner financing" in Realtor.com in your area... 

As always, make sure to run the numbers carefully and factor in local property taxes and HOA fees, which can vary widely in North Texas.Delayed gratification is key in real estate investing, but with patience, the rewards can be life-changing.Best of luck with your search

Go on Amazon and search "The Rockstar Real Estate Agent Roadmap" book. :) It doesn't talk or teach about making millions as an agent but helps you understand what a career typically looks like and things to consider before jumping in.

When someone would search “need to sell my house fast” into google, sometimes my ad would pop up, they’d go to my site and fill out a form.

However, based on your timeline, it seems like your decision may have already been made.

Always had to jump through hoops but always had it based on the property / asset

The hours are erratic, it's all commission based and I'd say it takes about 20k to get started depending on the market.