I would not classify it as "slamming" but just just "checking" him as we all need encouragement and motivation not the opposite.

Quote from @Shannon Strickland: Wow, this is so encouraging, inspiring, and motivating, Jake.

That being said I see clients achieving 2x monthly cashflow returns on investments even with 7% mortgages.

Remember, C/D located properties generally appraise once improved for significantly more than they will actually sell in an arms length transaction so you can go to many C/D neighborhoods, successfully complete the BRRRR method but deal with  all of the operational difficulties of the asset class and then fail to achieve a sale figure remotely close to the favorable appraisal  that allowed for the proceeds to be returned through the refinance. 

Given that properties in your target area are around $250,000, a 20% down payment for two properties would indeed be achievable with your cash-out funds.Market ConsiderationsCentral Texas Market:The Central Texas market is strong, especially for single-family rentals (SFR).

We want to motivate our tenants to pay their rents ASAP so we charge daily late fees.

There's plenty of multi inventory to explore those avenues in and out of the city so I'm sure you'll achieve this goal in no time.

I want to make this work and am so motivated, but I also don’t want to continue to wonder if what I’m doing isn’t legal 100%.

Also, you've achieved all these rentals in under a year?

Best of luck on your journey toward building generational wealth and achieving your goals!