Out-of-state real estate investing could be a good option, as it allows you to leverage your capital without the day-to-day hands-on work.

But we are only a handful properties and it’s completely doable to do your own tenant placement. 

From my experience, many investors prefer to stay hands-off and avoid the day-to-day operations—managing contractors, solving unexpected issues, or finding a replacement electrician.

We have had a terrible experience utilizing PM, so we are doing our best to keep things in house and hands on. 

I know the market from first hand experience.Dallas Ft Worth is a fabulous market, all the data says so.

i only know what you posted, so here goes.BRRRR is a very hands-on, time intensive strategy. based on what you said, i don't see how it would be a good fit for you, given your work and family situation.BRRRR does not yield any cash flow. 

Ken McElroy, on the other hand, is listed as CEO and Principal of MC Companies, which I have heard good things about.  

Vacasa seems like they cover everything which is great for hands off owners, but they charge an arm and a leg.

Loopnet any deal older than 12 months, Tax GIS consistently late or 6 months past due, any property that changed hands thru probate after 12 months, Texas property tax sales land only not at auction just offlist properties, etc7.

This sounds like a terrible deal, but not much info in hand.