:-D  It is the opportunity cost brotha man.

Cash invested: $18,000 Sale price: $32,000 '69 trailer fix and flipNew flooring in kitchenAdded ACNew windowsAdded GarageNew interior panelsBathroom reno What made you interested in investing in this type of deal?

The fresh perspective from someone outside of my network is crucial, that way my expectations can be closer to reality if I decide to reach out to new contacts for this opportunity. 

I tried the Reia and it's basically a giant sales pitch

The best investors can spot opportunities quickly because they know the landscape inside and out.

Always ask, and don’t be swayed by a sales pitch suggesting that the distinction doesn’t matter—it absolutely does.

Finding a good PM will cover your concerns on managing the rental from OOS and a good agent should be able to provide you with their network of deals, including on and off market opportunities. 

There are no restrictions preventing out-of-state investors from purchasing rental properties in Texas—these investors enjoy the same opportunities as Texas residents.Additionally, the financing restrictions you mentioned don’t align with reality.

We have a great balance of appreciation and cash flow opportunities in our market. 

It is just like being in sales doing the prospecting, need to pick up the phone and call them.