There are always opportunity on the MLS....properties that are listed/categorized incorrectly....properties that rely on public record square footage that is not accurate but the broker is too lazy to verify and simply relies on the autofill data, properties that have base zoning that allows for a better use, properties with unique characteristics that are not properly detailed in the marketing information, properties that are simply listed over priced and become stale and are good negotiation opportunities. 

Get the owner's contact information through a record-searching website and reach out.

How should we keep records to document that status?

I’ll also call code enforcement and check the county records just to see when things like roof/hvac have been done/permitted. 

But they have a track record, they have spreadsheets of results and profits and ROI%s. 

Dominic, I've found that participating on BiggerPockets forums, appearing on podcasts, and speaking at conferences have built trust with first-time passive investors when those forum posts, podcast discussions, and conference presentations show my experience, track record, and market knowledge to those reading, listening, or attending.This doesn't mean "selling from the stage", but instead, sharing actionable, useful information that I've gleaned from my many years of experience and from my own research. 

Also, while we can show records of median list price and cost per square foot, those are not necessarily helpful in determining future appreciation because factors such as new home inventory can skew these numbers.

It's my understanding that the Tax Claim Bureau (TCB) will record the TCB deed - you are not in control of that recording once the TCB has been paid in full.

.✔ Strongest legal structure in Texas—LLCs roll up into the AMLP, keeping your name off public records.📌 Best Setup for Maximum Protection in Texas:1️⃣ Each rental property in its own LLC – Shields assets from each other.2️⃣ An Asset Management Limited Partnership (AMLP) – Owns the LLCs and manages them, keeping liability separate.3️⃣ Bridge Trust® for high-net-worth investors – If you scale up, this structure protects your entire portfolio from lawsuits.Final TakeawayWhile an LLC isn’t required to rent a property, it’s one of the best ways to protect yourself from lawsuits.

So investors want someone with a long track record of reliable and risk adjusted returns.