They had listed it for $40k more in 8/24 and dropped consistently until 12/24, when I made my offer.

Document all your efforts, including repair invoices and communications, to show you’re acting in good faith as a landlord.

A cash-out refinance or home equity line of credit (HELOC) can be powerful tools to keep your momentum going.Focus on Stability:Look for investments in areas with strong job markets, population growth, and consistent rental demand.

I realize I am not cut out for the entire REI process of consistently finding multiple properties for particular exit strategies. 

To date all I've received is email communications from the sponsors stating the deal failed.

I plan to be here often but have been listening to the bigger pockets podcast for the last year now, and have consistently been saving to make my first investment this year.

There was no mention or remorse for past declarations, which were pretty set in stone per the loan offer and his communication.

Quote from @Julia Lyrberg: Hi Audrey,I’m not sure where that information came from, but as a lender, we consistently help out-of-state investors purchase and refinance properties in Texas.

@Bill B. yes a good AI platform will keep a DNC list and or scrub for DNC and prevent communication from happening in the future. 

Keep it simple, stay consistent, and success will follow.