However, the road block I face is getting to a point where I think it’s an “ok” deal (meaning it’s not fulfilling the 1% rule, but more like 0.75% and little to no immediate renovation cost/typically a new build townhome) and then I start to question whether I could find a BETTER deal if I just keep looking.

Some "captive" agents like Farmers, Nationwide, maybe others also have some market access other than their namesake, but unless things are different there State Farm has State Farm only so when they're done, they're done. 

With land investing/flipping becoming more democratized/accessible  (so many landed courses, tools, resources etc), current prices/RE trends etc, is it still worth getting into land investing/flipping for a brand new RE investor ?

Than there are off-site issues such as availability and capacity of utilities and the capacity of access roads, and on-site issues such as depth of bedrock (is it diggable or will you have to blast?)

They do offer access to mutual funds, but I do not love this option.

Hey @Eric Andersen, so there are a lot of regs in the DFW area.https://www.fortworthtexas.gov/short-term-rentalsRentals are not allowed in residential districts: A-#, AR, B, R1, R2, CR, C, D, UR.Dallas recently banned STRs in single family homes but there was an injunction that blocked it.

This designation doesn’t cost extra or give the manager access to insurance payouts but ensures you and the property manager are aligned during incidents, such as tenant lawsuits or insurance claims.

The license (if you aren't going to use it to sell) is worth it for access to the MLS and access to dumps the first day they on the market.

The borrower gets the benefit of having access to capital fast and the lender gets the benefit of charging a higher interest rate and not having to pay taxes on the profit.

There are some exceptions to having a pool like if the house is a block from the beach or it's in a downtown area.